How to choose or build a private house What you need to consider when planning to move out of town
Despite the fact that more and more new residential complexes, both elite and economy class, appear in cities, many people are increasingly thinking about moving to their own suburban housing. They are pushing for such a decision as the consequences of several quarantines – when it turned out that many work and educational processes can be transferred online, and the immaturity of urban infrastructure, which is drowning in an increasing load, leaving residents with less and less space to live.
Depending on the available finances, the potential owner chooses either a house in a cottage town, or a detached property in one of the villages, or just a plot of land for building. In the first and second cases, the cost will be higher, but the risks will be less. In the latter option, on the one hand, you can save a lot, but on the other hand, it is much more serious to make a mistake if you do not know all the subtleties of the choice.
Mind is preparing for publication a series of reviews of suburban real estate in several directions. Among them are infrastructure, price, purchase conditions, etc. The first article is devoted to the Boryspil direction – it will be published in the near future. In the meantime, Pavel Somov, the founder of Ecobud Building Group, explains especially for Mind what should be paid attention to first of all, even before the deal is concluded.
First of all, the location is traditionally chosen. As a rule, this is a village or a dacha cooperative, where you are offered a plot for a house. The price can be very different – depending on the area, the conscientiousness of the seller and the desired size of the site.
The main thing that you should pay attention to and check personally is the availability of communications and a road for access. You may be assured that everything is in order – there is a cable and a gas pipe. To an unprepared buyer, this may seem enough, especially if the price is tempting. But in fact, this can turn into a big problem.
For example, it turns out that there is a gas pipe, but the gas in it has already been distributed bypassing your site to other objects, and there simply will not be enough pressure for you. As a result, you will have to pull a new pipe from nowhere. This scenario may “work”, but not always. Laying a new gas pipe is not only expensive but also troublesome. And if something happens, it will be very difficult to sell such a plot.
As a rule, it is these plots that are sold at a very tempting price – with the expectation of inattentive buyers. And this is most often faced by those who acquire a plot on their own or through friends / neighbors. Therefore, it is advisable to check the presence of all external communications even before the completion of the transaction, and sign it only after making sure that it is 100% in full compliance with the norms.
You should also inquire about the further development of the village or the territory where the land is purchased. All this can be learned from the master plan for the development of the territory, which sets out all possible changes for the coming years. Knowing this, it will not be a surprise for a potential buyer if a new highway suddenly appears near his house or the construction of an enterprise or plant begins. Having been informed, the client makes a decision himself – he wants to buy a plot right here or will look further.
All these documents are provided without fail upon request. It is enough to leave an application at the regional department of architecture and then, after a while, receive a copy with all the necessary information. It is likely that the plan will change over time, but even then the owner of the land plot can monitor what is happening, take part in hearings (ideally) and influence the course of what is happening.
You can, of course, just walk around the neighbors, ask around and – get a heap of various information, often not corresponding to reality. Surprisingly, most people are often not even informed about what information they have the right to receive officially and absolutely free of charge.
Drafting a project
If the first stage has been completed successfully and the purchased plot is suitable for building a house, the next step is to choose a project (architectural, geological and engineering). As a rule, most companies work on a turnkey basis, offering a bundle of work that is in fact convenient for both the customer and the contractor.
What is important for the customer to know: from the proposed projects, he chooses the best one for himself, first of all, in terms of cost. Not the least role is played by the materials from which the house will be built. Whether to give preference to a finished project or to risk an individual one, most often depends on the class of real estate. If you are planning to buy an economy or middle class, the best solution is a ready-made housing. But, as in the case of apartments, there are risks here.
For many clients who want “cheaper” expectations are often at odds with reality. In the picture, the project looks beautiful, large and spacious. The finished home can be very different from the ideal that was imagined in the mind. The result is disappointment. Therefore, in order to avoid such moments, it is better not to take risks, relying on your imagination, and invest in finished housing. It is much easier to see a rebuilt house, and only then to buy.
If a person is determined to buy a house of a higher class, you can safely agree to an individual project with the possibility of making changes. True, many who do not understand construction and have never encountered it, begin to delve into the essence of the issue only in the course of work. In the meantime, they are dealing with all this – they spend a lot of energy and nerves – both their own and the developers. Therefore, one more piece of advice: learn the “materiel” in advance.
As a rule, prices for houses in the Kiev region (both in a cottage town and detached) range from $ 150,000 to $ 300,000, depending on the area and location. Anything over $ 500,000 doesn’t really matter anymore. In other words, if the customer is willing to pay $ 500,000 for his dream home, an increase in the cost by a couple of hundred thousand will not be so significant for him, since he is already ready to pay for comfort and his personal wishes. And here he can already get what he needs by building a house exclusively for himself.
Whatever is chosen in the end – a frame house or a monolithic one, one cannot do without a foundation. As a rule, it is concrete – monolithic or prefabricated reinforced concrete structures. No other has yet been invented.
If the goal is to build a house not for permanent residence, but as a summer cottage, and at the same time – quickly, with minimal costs, and the expected service life is 20-30 years, then the “frame” option may well be suitable – made of wood or metal frame filled insulation.
The second option is not the most successful (although quite fast in construction). One way or another, these will be “deaf” rooms, blown out by all kinds of chemical foams, through which air will not penetrate. The facade of such a house can be decorated with anything and outwardly it will look modern and beautiful, but in the absence of a ventilation-recuperation system, living in such a house will be unsafe for health. Alternatively, a wooden blockhouse can work: it is more environmentally friendly and “breathes” better.
If the goal is to build a house for a long time, then the choice is often made in favor of a monolith and / or brick.
The main trend in recent years in the construction of a private house is energy efficiency, that is, a decrease in operating costs due to savings in thermal energy. As a rule, brick, ceramic block, gas block or foam block “cope” well with this task.
When choosing, they usually start from the cost, but here there is a trap: it is believed that the gas block is cheaper (and it is really cheaper than bricks or ceramic blocks), but in fact, laying out a wall made of bricks or aerated blocks / foam blocks will end up costing almost the same. Brick is considered to be of higher quality, including in terms of environmental friendliness (fired clay is a natural material). Another question is what is the quality of the brick itself, but technical supervision should already monitor this.
A ceramic block is more expensive than a brick, but the cost of work will be close to a gas block. Consequently, the walls made of a ceramic block are somewhat more expensive than all the others, but in terms of quality, they will be the best solution. Although there may be variations: domestic or imported (respectively, and more expensive). It is up to the customer to decide whether he is ready to overpay for imports or can get by with certified domestic materials that meet all standards.
One of the main advantages of buying a house in a cottage town is its comprehensive service, the cost of which is specified in the contract. This amount usually includes, among other things, the maintenance of other objects located on the territory of the town, as well as the adjacent green zone, sometimes several dozen hectares.
Caring for the local area takes both time and money. In the case of a detached house, the customer will have to do everything independently. If the house is located on the territory of a cottage town, the owner has a choice: either take care of the building and the area around it on his own, or pay “specially trained people”.
Practice shows that more often it turns out to be easier and cheaper to use the services of a management company – and get rid of this point. If you don’t agree on the price, you can invite outdoor services. The cost guideline is the equivalent of $ 200-300 per month.