immo!nvest – Die Plattform für Standorte und Immobilien

Tag: Bauvorschriften

  • Simple building needs courage and less bureaucracy

    Simple building needs courage and less bureaucracy

    The term “building type E” stands for straightforward, pragmatic construction with reduced standards. This is enshrined in law in Germany and is possible in Switzerland as long as the minimum legal requirements such as fire protection and statics are met. Obstacles do not arise from paragraphs, but from excessive comfort requirements, a lack of expertise on the part of the authorities and pressure from investors.

    Conversion instead of new build as a lever
    The current regulations reach their limits, particularly in existing buildings. Conversions are often assessed according to the standards of a new building, which drives up costs and hurdles. Beat Flach, lawyer, National Councillor and SIA legal consultant, calls for more proportionality. Conversions should be treated more pragmatically, including when it comes to energy requirements. This would allow new, more affordable apartments to be built more quickly and save CO₂ at the same time.

    Standards as an opportunity, not a shackle
    SIA standards are not a rigid corset, but allow for alternative approaches. Planners can also achieve goals in other ways or define them through agreements. It is crucial that architects, engineers and authorities recognize and make use of this leeway. The fear of objections and dependence on third-party guidelines are currently leading to unnecessary bureaucracy and rising construction costs.

    Reforms for building permits
    The procedures are considered overly complex. Flach advocates a two-stage approval process. First a simplified examination of the central issues with the possibility of objection, followed by detailed clarification. This would give investors security, speed up the construction process and reduce costs.

    “Simple construction” does not mean less quality, but more courage to find pragmatic solutions. The key lies in conversion, in more flexible standards and in clear political guidelines. Only when planners, authorities and politicians pull together can construction become faster, cheaper and more sustainable.

  • How nonsensical regulations are slowing down residential construction

    How nonsensical regulations are slowing down residential construction

    In Swiss cities, rental flats are scarce and expensive, and there are many reasons for this. One decisive factor is the increasingly long waiting time between planning application and building permit. The number of waiting days has increased by around 12 per cent on average across Switzerland in the last ten years. Whereas a decade ago, building applications still took an average of 118 days to be approved, today the figure is already 133 days.

    The cantons of Geneva, Fribourg and Basel-Stadt are particularly affected, where it takes up to 188 days to review a planning application. The waiting time in the canton of Zurich is also considerable at 152 days. These delays are a symptom of more far-reaching problems in the Swiss construction industry.

    Nonsensical regulations act as a brake
    Architects and experts see nonsensical building regulations as a key obstacle to the rapid construction of new rental flats in urban centres. Peter Sturzenegger, owner of the architectural firm Isler Architekten AG in Winterthur, cites the multiple length allowance (MLZ) as an example. This regulation stipulates that the boundary distance must be increased for buildings over 14 metres in length, which has made many construction projects impossible. In Winterthur, it is planned to abolish this regulation by the end of 2025, but in other cities such as Zurich, the future of this rule remains uncertain.

    Outdated laws and their consequences
    Another example of outdated building regulations is the orientation of living spaces in the canton of Zurich. The Planning and Building Act requires that the majority of living spaces must not face north-east or north-west in order to maximise daylight and prevent mould growth. However, Pascal Müller from Müller Sigrist Architekten AG argues that this regulation is no longer appropriate in the context of today’s urban conditions, such as noise pollution and climate change.

    In addition to the legal hurdles, Müller also criticises the role of the courts. The large number of court rulings and judgements creates uncertainty for building owners, as they constantly change the regulations and significantly restrict the scope for planners.

    Monument protection and energy-efficient refurbishment
    Aargau architect Daniel Huber emphasises the restrictive requirements for monument protection and the complex requirements for energy-efficient refurbishment as further obstacles. For him, the inconsistent implementation of building regulations, which depends heavily on the interpretation of the responsible authorities, is particularly problematic.

    The mass of regulations as a central problem
    The Swiss Federation of Master Builders sees the growing number and complexity of building regulations as the biggest challenge. Jacqueline Theiler, Head of Communications at the association, explains that the increasing density of regulations and the associated appeal procedures considerably lengthen the building permit process. The over-interpretation of existing noise regulations by the Federal Supreme Court is particularly problematic.

    The association is now pinning its hopes on swift changes to the law by parliament in order to get the faltering housing construction back on track and realise the urgently needed flats in Switzerland.

  • A key to combating the housing shortage in the city of Zurich

    A key to combating the housing shortage in the city of Zurich

    The housing shortage in the city of Zurich is alarming. With a vacancy rate of just 0.06%, there is a massive need for new living space. This is precisely where a non-partisan initiative comes in, calling for the building regulations to be amended so that existing buildings can be extended across the board. This measure could help to quickly create additional living space and counteract the enormous pressure on the Zurich housing market.

    Timber construction as an ideal solution for adding storeys
    Timber construction is particularly suitable for adding storeys due to its low dead weight. Compared to solid building materials, timber allows existing buildings to be extended without putting a significant strain on the structures below. This means that even multi-storey extensions can be realised without the need for extensive structural reinforcements. Wood also scores highly thanks to its outstanding energy properties, which leads to significant savings in heating costs.

    Synergy of space gain and energy efficiency
    Storey extensions not only offer additional living space, but also the opportunity to renovate the entire building envelope and optimise its energy efficiency. This improves the energy efficiency of the entire building, which leads to lower operating costs in the long term. The newly created space, which is generally of high quality and therefore easy to let, helps to amortise the investment in the extension and energy-efficient refurbishment.

    Initiative meets with broad support
    The initiative “More living space by adding storeys – neighbourhood-friendly and sustainable” has already met with broad support. More than 4,000 signatures were submitted before the collection deadline, which emphasises the great interest of the population in this solution. The implementation of this initiative could be an important step towards effectively counteracting the housing shortage in Zurich and at the same time promoting sustainable building practices.

  • Evolution of living space design

    Evolution of living space design

    Living space design through the ages
    The amount of space required per resident has increased from 25 m² in 1950 to around 46 m² today. As a result, room layouts have changed: What used to be a family flat is now a flat for singles and childless couples. Instead of two small WCs, a spacious bathroom is now preferred, and instead of a separate kitchen and dining room, an open-plan kitchen with a cooking island. In addition, personal demands and legal requirements in terms of building physics and ecology have increased. The question of basic services has evolved into the question of the appropriate quality of living space.

    Cost savings through denser construction
    In today’s housing estates of the economic upswing, there is an opportunity to achieve a more efficient use of building space through denser construction and taller buildings. Particularly in areas close to city centres with high building land values, refurbishment is often preferred to new builds. It is also important to consider the ecological significance of building decisions in view of Switzerland’s dwindling reserves of building land. The country’s settlement area has grown considerably in recent decades. Simple volumes, well thought-out spatial sequences and compact construction with high utilisation rates can save costs and counteract urban sprawl.

    Thermal insulation of buildings in need of renovation
    Energy-efficient modernisation of a building from the 1970s can reduce energy consumption by up to 90%. In order to optimise thermal insulation, external components such as exterior walls, roofs or the attic must be renovated. Sometimes heat is also lost undetected through an insufficiently insulated basement ceiling. The windows in particular represent weak points in the exterior walls in terms of heat and sound insulation. Building thermography with a thermal imaging camera can be carried out to assess the thermal insulation. In addition, the differential pressure measurement method (blower door test) can be used to test the airtightness of the building envelope.

    Efficientexterior wall renovation with wood
    Exterior walls are complex components that fulfil important building physics functions such as moisture protection, sound insulation and thermal insulation. When renovating façades, wood can be used as a substructure, formwork and thermal insulation. Insulation materials such as rock wool, glass wool, sheep’s wool or flax can also be used. The renovation of external walls is nowadays also carried out using prefabricated lightweight façades in frame construction. This concept of completely re-cladding a building and giving it a new appearance at the same time has proven to be extremely successful. As a result, new extensions and additions can also be architecturally combined with the existing building to form a new unit.

    Optimisation of rooms
    During interior renovations, rooms are redesigned to meet the new requirements. New partition walls, panelling and suspended ceilings are created. New sanitary and electrical installations are inserted into the wooden slats. The cavities are filled with insulating materials and then planked with gypsum, cement or wood-based panels to meet the requirements for fire protection, sound insulation and moisture resistance. Finally, the joints are filled by the plasterer and the surfaces are re-plastered. Perforated or slotted wooden materials are used as acoustic panels to improve room acoustics.

    Tips for old floors
    Unevenness in old floors can be levelled out using various measures. Fine filler or levelling screed are suitable for slight unevenness, while dry fills are usually used for larger unevenness. Flowing screeds made of anhydrite or cement are used for larger areas. Impact sound insulation is essential to reduce sound transmission to rooms below. In bathrooms and damp rooms, surfaces are provided with suitable sealing compounds and tapes to protect against water penetration. Designed outdoor areas such as wooden terraces and conservatories help to improve the quality of living. Balconies, terraces, loggias or conservatories can be added or extended as part of façade and interior renovations. Thanks to hard-wearing types of wood and treated timber, it is also possible to construct wooden structures that are subject to heavy use.

    Wooden structures for living space extensions
    The potential of a building can be fully utilised by taking local building regulations into account and selecting the appropriate building services. Additions or loft conversions offer the best opportunity to create more living space on the same floor area. Due to its low dead weight, construction engineers often opt for timber when adding storeys, as this usually means that the load-bearing structure and foundations do not have to be additionally reinforced. Prefabricated timber elements can be lifted to the top floor using a mobile crane. Choosing a construction method with a high degree of prefabrication reduces the workload on the construction site and the rooms can be occupied quickly. This means that residents and neighbours are hardly affected by noise and dust.

  • Neue Bauvorschriften zur Lärmbelastung: Chancen für Immobilienentwicklung

    Neue Bauvorschriften zur Lärmbelastung: Chancen für Immobilienentwicklung

    In der Schweiz stehen wir vor der Herausforderung, den Wohnungsmarkt zu erweitern und gleichzeitig die Lebensqualität der Bewohner zu gewährleisten. Insbesondere in städtischen Gebieten mit hoher Lärmbelastung ist es wichtig, einen Kompromiss zwischen innerer Verdichtung und dem Schutz vor Lärm zu finden. Der Nationalrat hat nun eine Lösung vorgeschlagen, die diese beiden Ziele in Einklang bringt.

    Die neuen Bauvorschriften ermöglichen es, in lärmbelasteten Gebieten neue Wohnungen zu errichten, ohne die Gesundheit und das Wohlbefinden der Bewohner zu gefährden. Ein zentraler Punkt ist die Anforderung, dass in jeder Wohneinheit mindestens ein lärmempfindlicher Raum über ein Fenster verfügen muss, bei dem die Immissionsgrenzwerte eingehalten werden. Dies stellt sicher, dass Bewohner trotz der Nähe zu Verkehrswegen oder anderen Lärmquellen einen ruhigen Rückzugsort haben.

    Darüber hinaus müssen die übrigen Räume entweder über eine kontrollierte Wohnraumlüftung verfügen oder es muss ein ruhiger, privat nutzbarer Aussenraum vorhanden sein. Diese Massnahmen tragen dazu bei, den Lärmschutz zu gewährleisten und gleichzeitig die Möglichkeiten für Immobilienentwickler zu erweitern.

    Der Ständerat hatte im Dezember für noch grosszügigere Erleichterungen plädiert, während die Ratslinke eine vorsichtigere Herangehensweise bevorzugte. Letztendlich wurde ein ausgewogener Ansatz gewählt, der den Bedürfnissen sowohl der Bewohner als auch der Immobilienbranche gerecht wird.

    Für Kadermitarbeiter im Fachbereich Immobilien und Standortförderung eröffnen sich durch diese neuen Regelungen interessante Perspektiven. Die Möglichkeit, in lärmbelasteten Gebieten zu bauen, erweitert den Handlungsspielraum und erfordert gleichzeitig eine sorgfältige Planung und Umsetzung. Es ist wichtig, die Bedürfnisse der Bewohner und die gesetzlichen Anforderungen gleichermassen zu berücksichtigen, um nachhaltige und attraktive Wohnprojekte zu realisieren.

    Die Immobilienbranche sollte sich auf diese Veränderungen vorbereiten und die Chancen nutzen, die sich aus der ausgewogenen Balance zwischen innerer Verdichtung und Lärmschutz ergeben. Die Zukunft des Wohnungsbaus in lärmbelasteten Gebieten liegt in der intelligenten Integration von Architektur, Technologie und Nachhaltigkeit – eine Herausforderung, der sich Kadermitarbeiter mit Weitblick stellen können.

  • Building projects in cities under the microscope

    Building projects in cities under the microscope

    The Federal Office’s statistics point to a decline in the vacancy rate, which is attributable to declining construction activity and growing population density. This leads to a significant supply gap of around 10,000 flats per year. This shortage is becoming increasingly noticeable in urban areas in particular, which emphasises the urgency of swift measures to prevent the housing shortage from worsening.

    The demand for urban densification in accordance with spatial planning laws poses major challenges for property developers. Stricter regulations and an excess of bureaucratic hurdles make the construction process more complex and lead to rising costs. Appeals and lengthy legal procedures delay construction projects and increase rents.

    Various measures are needed to facilitate residential construction in urban areas: Structure and utilisation plans must be revised and obstacles to densification removed. By abolishing or adapting utilisation ratios and boundary distances, more living space can be created and green spaces preserved.

    Furthermore, building regulations for high-density development should be simplified. Outdated noise protection regulations, regulations on shadow impact and aesthetic regulations must be modernised or abolished. A reduction in objections and an acceleration of legal procedures are necessary in order to realise construction projects more efficiently and relieve the housing market.

    One promising solution could be to simplify urban construction planning and at the same time optimise public participation in order to improve the realisation and acceptance of projects. This would not only shorten construction times, but also reduce costs and ultimately create affordable housing.

    A balanced combination of economic efficiency and social responsibility is the key to the healthy development of the property market. By focussing on innovative building concepts, sustainable development practices and forward-thinking urban planning, cities can continue to grow and flourish without compromising quality of life.