After receiving the results of the soil study, we had to dig deep in more ways than just into the ground. Was it all over before we’d begun? It took about three weeks to stop panicking. We started reaching out to contractors to try and get prices then we could make a decision. We weren’t signing for the land until mid-September (in the end we signed yesterday) so as that gave us a few weeks to find a quote we could afford – or not, in which case we would have to forgo our deposit and walk away.
After hearing nothing back from any of the contractors who we contacted, we called a builder who we knew from our first 6 months living here. He’d helped us out when we were first looking, had visited some potential plots with us, advised us on foundations there, and even put together a devis for an affordable wooden house! For some reason he wasn’t the first person we’d thought of – but he should have been.
A few meetings later and we had a plan. More importantly, an affordable one. The only hitch was that we’d need to redesign the house. Could we afford the foundation for a single-storey? If so, what size? This guy was so patient! He came out out to the site, bringing along the landscaping guy, and finally we had a quote: just under 30k for the foundation, the driveway construction, and the trench for connecting services. Just over half our budget – but that would be alot of heavy work done which would speed things up for us. Yes, we’d thought we’d DIY this too, but by the time we’ve factored in the time and expense of hiring diggers, laying rebar (after learning how to do it!) it seems the most sensible approach. We really just want to get on with it.
On the 19th September, after much to-ing and fro-ing we submitted a modification to the original building permit. We need to change the design from two storeys to one and make the footprint ever-so-slightly larger.
Here’s how it looks.
It’s a big change, but we think that having had the soil study and being put in the situation has done us a favour, for several reasons.
- It’s going to be way easier (and faster) to build a single-storey house! The plan is now for the builder to do the foundations and then the roof, so we will build the walls and do all the internal work, but doing it this way saves us time and also costs us less in materials, as he gets discounts we don’t and is only charging for his time.
- We were concerned about the seismic safety of a two-storey GREB house and our attempts to find out anything official about it weren’t really coming to anything. We were looking at having to pay several thousand euros for Simpson Ties, to strap the two floors together, which would have been expensive. The only contractor we talked to about seismicity suggested a different method of construction. We have no such concerns about a single storey.
- We are less likely to run out of money. The risk with building two floors is that we find out after building the first that we can’t afford to build the second. With a single storey once it’s done, it’s done: roof on and away we go!
- Maybe we didn’t need all that space anyway? The thing about having two floors was some of the bedrooms were going to be huge. That’s a lot of space for sleeping in. We justified it on the basis that small children grow up into teenagers, which they do – but at some point after that they also grow up and (eventually) leave home, leaving us with a huge empty house. The single-storey design is as space efficient as can be and, if we need more space, we have half a hectare of land to fill! Plenty of room for small cabins (below the 5m2 threshold for tax, of course :-)) and other outside spaces we can use together. What teenager wouldn’t prefer a “kids cabin” just for them (think sofa and mini fridge) than a humongous bedroom with their parents next door?
There’s still a lot to do but we now have our new plans in and our names on the deeds, so we can start to move forward.
Next steps then:
- Connect services (water, waste and electricity)
- Build a driveway so we have access.
Oh, and having decided to go single-storey we went back to the soil study people and asked about the foundation depth. Now all we need is 90cm. Phew! That chops about 5k of the price. Brilliant!
Watch this space!