Exam
1) How do I get to land?
through systematic searching of unused real estate, land vacant lots, current reworkings. As well as architects, brokers, private, funds, companies with large real estate owned (BIG, ÖBB, post, Wiener Linien), auctioning / edicts, broker, attorney, notaries, bankruptcy administrator.
2) What criteria are important for site selection?
· Site Selection (Future market assessment at the time of recovery target group, market analysis, market cycles)
· Total cost assessment (base, planning and construction costs + Nk based on a development study)
· Land dedication, buildability = recoverable usable floor space is the determination of the basic share in € / m²
• Ownership and registered confounding factors (Land - easements, encumbrances)
· building site creation (check possible assignments)
· resettlement, demolition and disposal costs
· to build
· checking the social and technical infrastructure (eg obligation on the acquired land a kindergarten or more garage spaces; risk assessment of soil (clay) soil contamination testing on the carrying capacity (sand) impact of poor infrastructure, etc.)
· Buildings under monument protection, protection zones
· disturbances (noise, air pollution, odors)
3) What influence and impact the cost of construction? (Note with a long frontage of the sidewalk requirement)
· topography of the land (slope, level surface, angle, lighting, orientation)
• Configuration of the property
· Soil texture (grass, soil, sandy, rocky)
· soil pollution, contamination, sustainability , groundwater conditions - expert opinion
° Precipitation (Such as seeps good or bad the rain)
· floodplain, groundwater
· vegetation (trees, disposal costs)
· Tree Protection Act - replacement planting
· natural monuments, forest under the Forest Conservation Act (this lost building areas)
4) How do we calculate the total base cost together?
· Price
· Additional costs (property transfer tax, notary, stamp duty, contract construction costs, financing costs, commissions)
· Demolition costs
· disposal costs (decontamination, trees)
· ceding (from a certain Size of the area is paid by the city a bit), site preparation
5) What must be done when taking over a property?
· fence / hedge
· Intermediate use (car park / playground / ad space)
· Insurance
6) What to consider when evaluating a property?
obtained the land use plan M = 1:2000 for the utility calculation. It should be noted are as per Building Code § 5 for part of the planning area with its own label on the plan (BB - Specific provisions) of the additional provisions on "fixing the zoning plan and development plan."
calculation of the utility area =
interior building surface (eg: 12.5) x 0.75 = x Front Street area per floor x bullets after construction class (+ DG)
ceiling height is 2.80 m for living space and retail space, 3.80 m)
number Approved height of floors = lt BK: 2.80 m
(2.80 m minus 30 cm slab density)
except
EC trade with Ex = 3.80 m and no side street residential areas (common areas), then 1.50 m higher than BK.
7) What does the Housing Fund of Vienna?
The Housing Fund was established in 1984 by the City of Vienna and deals with improving the Living and quality of life of existing homes and is responsible for ground delivery of subsidized housing. Other tasks include
· Real estate management and renovation of old buildings and
·
· Block redevelopment,
· ecological building and housing research.
All information www.wohnfonds.wien.at.
8) Who is responsible for promoting and how is the project evaluation?
for housing projects at the request of funding is the property of the resident advisory board established fund was set up in Vienna. These assess the planning, economic and environmental quality. (Analogous to the developer's competition).
The assessment by the Land Board has a recommendation. There is no legal right to an opinion or recommendation for the grant applicant.
9) What criteria are respected in this regard? (Name the three pillars for the evaluation?)
following three points will be assessed on an equal footing:
architecture: urban and residential structure (layout), appearance and potential for innovation
economy: land and production costs, costs and conditions for users, cost relevance of construction supply (quality of equipment)
Ecology: Construction and building services, building ecology / friendly construction, residential ecology / biology (harmful substances, noise control) resource, outdoor and green space / urban ecology
10) Bauklasseneinteilung What is it?
BK1: at least 2.5m more than 9m
BK2, BK3
least 2.5m more than 12 m: m mind.9 than 16m
BK4: minimum 12 m maximum 21 m
BK 5: at least 16m more than 26m
BK 6: min 26m maximum building plan to target (min / max)
11) What limitations are on the boards of important?
1) Road width
If the buildings at the building line, road transport line of flight is located at
BK1 and 2: 2m to the larger measure of the distance this line of flight
BK 3: the order 3m larger measure of the distance between this line of flight
BK 4: Distance of the flight lines to 15 m, the larger of 3 m size, from 16m plus 4m
BK 5 and 6: the double measure of the distance between this line of flight
be observed. eg
The road width and 2m plus in construction classes 1 and 2 (eg in the zoning plan
> Road width 15, 6 - to expect> 3m> ie: one may at most increase to 18.6 eaves height, although construction class goes up to a maximum of 21 meters.
2) building height at BK III and IV may at max. 1.5 m to be increased; (no more shells!) When the local city is not affected and there is no safety zone. Nor should the development potential of the neighboring property are not affected.
EC trade with Ex = 3.80 m and roadside no residential spaces (common areas), then 1.50 m higher than BK.
clarification road width:
example: BK 3, at 6 feet road width
6m + 3m (lt limitation) then you must build only 9m high. There
12) What is the difference in land use and development plan?
M = 1:2000 - (referring to clarify question 5)
The surface use plan regulates the orderly expansion of the city. It provides information on dedication and permissible Development of the properties.
to development plans is set may be built whether or in what way, covered in the zoning plans base areas in the future. Existing and approved construction of new building regulations are only affected if significant changes should be made to the inventory. The land use plan
out in broad terms, the principles under which the expansion of the city will be arranged. Existing and approved uses are by new zoning only affected if significant changes should be made to the inventory. The building code for Vienna sees four types of dedication front, namely grassland, land, transport belts and special areas.
Zoning = build as I may
zoning = what I can do it at all or the dedication of each area
13) What is the announcement of the building regulations?
request needy individual administrative act (decision of the Building Inspection), which is based on the development plan - valid for 1 year from delivery.
cover of the current building regulations. To clarify
with pitch
12 months vs. 18 months?
is supposedly no application position since Dec 2006 more necessary when it is a construction method - is that true?
14) How come I am an architect?
the architectural competition - the release of the Chamber of Architects is this necessary - the winner has in this process the legal claim to the contracting
peer review - it is a form of freedom is that no approval of the Architectural Association
direct award by the client, for competitive reasons, not always possible
award proposal ( for large companies)
15) what requirements the developer to the architect, the cost will be significantly affected? (What are the economic characteristics and data plan, you give the architect?)
Objective: Pursuing an optimum of architectural and environmental qualities low construction costs and subsequent costs.
Economic Characteristics:
Max total construction cost, a cost estimate from the architect to provide
An 80% utilization of the gross floor area for eligible living
The ratio of total volume (including KG - Cubic = outer shape of the building) becomes eligible land with max. set 5.0.
ratio surface of the object to the eligible area: target value of 1.00 (especially energy Einsaprung f)
short connection of the supply and discharge lines of kitchen and bathroom installation in vertical shafts, as only a riser per housing unit
1 installation bay per apartment!
(reduction / optimization of the ratio volume of the building to the outer wall surface)
plan data:
space and functional program (Institute / apartment sizes and% mix, content such as balconies, toilets, shower facilities)
functional connections (a useful device is to be possible and the Window and doorways, heating and plumbing subordinate and electric installations), lighting and ventilation of the kitchen - perfect kitchen with its own window
windows and doors to avoid greater than 90/210 are
orientation of the rooms (if possible For cost reasons, with an internal sun protection)
orientation and room size living room and bedroom and bathroom facilities Toilet
evidence of a functional apartment with the device with standard dimensions, eg 90cm single bed and double bed 180 cm wide.
guidelines for the common areas (bike and pram room, garages, basements, depending on size canopy shaker room and toilet, elevator remote monitoring and management systems, waste or Einstellräume for Materials of the house supervisor, small children's playground, etc.)
Ecology (low energy house standard, maybe water use , hot and cold water meter, passive solar energy utilization, environment Building materials, low degree of sealing, mineral insulation, drainage concept)
16) What is to investigate the land purchase before, and why?
The impact on production costs, a geological report with information specific scope of services and audit and dedication to carrying capacity of the soil (sand, clay) and contamination should be sought.
addition for public inspection at the register of contaminated sites such as bombs. High disposal costs and construction delays-Tip: When drawing up contracts for unforeseen things a cash reserve or cost-sharing agreement
17) What is a request to § 63 BO and who sign this? / What are the steps to the signature
It is an application for a building permit with the following documents.
plans
design concept (for large objects)
Land Registry copy
consent of the owner
announced the development of destination (if necessary? See question to 12)
horticultural design concept for new buildings from AC II
evidence of heat and sound insulation
static preliminary design. To clarify
: How long is
building permit valid? 3 years
building negotiation - Riparian list (Invite all residents)
What steps up to the building permit? (Riparian list Termination notices, notification of completion by the civil engineer)
following U documents are required according to § 65 BO:
Bauwerber
All landowners
author (architect)
constructor can to construction account and not later than to start of construction
18) content of § 64 and who plans to sign?
Map
Plans of bullets see, indicating the space dedication and land
playgrounds
trash receptacles and, where appropriate, domestic mail system
signing this according to § 65 BO under question 17
19) What measures can the construction costs be reduced? (How is the construction cost and what are the influences that?)
is basically an optimization between the one-time construction costs and the ongoing operating and maintenance costs related to.
costs relevant components:
location of the property
development potential (zoning and development plan)
planning concept (quality of housing, floor plan)
cost of the structure (structural system spans and ceiling thickness)
Economic building services (installation guide of horizontal and vertical direction)
quality of equipment (heat-u . soundproofing, apartment own water meter
volume ratio the rentable gross floor space (rented space to general spaces)
ratio of surface to area
floor number (the more bullets the lower the proportion of foundation and roof construction costs)
absolute size of the construction
garages
building code and other rules
Influences:
selection of site (location, size, figuration, soil conditions, zoning and development plan)
requirements for the developer to the architect (space program, apartment sizes and mix ratio of low-viscosity to bGFL
construction, building materials (for wall, roof, facade floor constructions etc.)
The most influential cost factors are
ratio low-viscosity: bGFL best 80%: 100%
ratio surface area / usable floor area
absolute size of the construction
static concept
equipment standard
20) Who ordered the building coordinator and the planning coordinator and the goals be the aim?
The project manager is appointed by the client.
And the planning coordinator and site coordinator be appointed by the project.
The site coordinator is responsible for the safety and health on the site. It ensures that the Health and Safety Act (wins) ensures is. He is also responsible for ensuring that only authorized persons enter the site.
The Planning Coordinator shall be ordered by the Project (the same physical person can be as Building Coordinator) and acts as an interface between planning (architects) and the trades.
21) Why should the individual specialists are involved as early as possible in the planning? (HLS, building services, building physics)
ensure the earliest possible involvement of a professional planner, a more optimal scheduling.
The basis of a tender may be affected in the specifications by the planners.
It follows an earlier estimate of construction costs and a fixation of the draft plans.
22) What is the objective of BauKG?
order to prevent accidents on construction sites and health of workers. Victory
23) What are the costs to users and significantly lowering the costs?
costs for users are:
· annuities (financing costs)
• Operating and maintenance costs
· energy costs for the operation of apartment
An optimization between the one-time construction costs and the ongoing operating and maintenance costs we have to find (Ex insulation vs heating costs)
24) questions about scale, which plans have any standard?
- Polishing Plan 1:50
- Regulatory plans
1:100 - 1:200 preliminary
25) What is meant by a topography and what documents are necessary?
An inventory planning (design) of land for individual housing units per building and floors, as well as general rooms, stairwells and corridors, gardens. You must be identical to the building authorities approved submission plans, replacement plans or stock plans.
garages, gardens and storage areas are using continuous numbering, according to the apartment and stairs to be marked.
To topography to create the following documents are required:
polishing Plan (in preparation of the topography, if he already has approved submission plans)
Legally binding Baubescheid (topography make it correct)
exchange or stock plans
26) What is the meaning usefulness of the report and what documents are needed to this?
Used to determine the separate rooms or floor space is a list and determines the ratio of ownership of each co-owner of the object.
For the final preparation of the submission design needed to know. As a statutory basis, the WEG is 2002nd
The area is the entire floor area of an apartment or other space minus the thickness and in the course of walls located openings, doorways, stairways, open balconies, terraces, basements and attics, net of discounts and surcharges, the calculation of value in use, this serves as a key calculation of operating costs and to determine the purchase value or the rent.
27) What are the premiums and discounts are available on the utility? (Equipment, location, speed, 2 WC)
circumstances that increase the value of a concrete apartment compared to other objects in the same house or even significantly reduce, are taken into account by adding or subtracting to the land. It arises from the practical value of an apartment.
Possible and surcharges:
floor (Supplements: exposure from the 3rd floor, smears: EC)
location of the apartment (surcharge: DG / smears: over a garage entrance, north facing, street side, with terrace, open passage)
Facilities the apartment (surcharge: terrace, 2 WC / deductions: without space)
28) Why is an evidence useful?
For demolition of a building should be an insurance policy and an inventory of all the immediate neighboring buildings will be conducted to settle damage claims correctly to.
Before demolition of a building should the state of the adjacent building is covered.
29) criteria for a flat
High functionality
economy
quality
30) What sort of laws and regulations on the application?
· building code
· Channel and junction charges
· Garage Act
· Elevator Act
· small garden law
· blueprint Regulation
· Tree Protection Act
· play space regulations
· housing subsidies
· Employee Protection Act
· Act to protect against construction noise
· Construction Coordination Act
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