A question frequently asked by many property owners. The answer is sometimes ambiguous and always highly individual. Let us take a sober look at the pros and cons based on facts and realistic considerations.
Fundamental factors must always be taken into account: the potential the original house offers for conversion, whether it has architectural or historical value, its technical condition, and the costs involved in demolition and removal of the debris from the site. Nor should the client’s personal attitude be overlooked – they may ‘simply’ take a liking to an older house, have an emotional attachment to it, or attach importance to the sense of the genius loci. Such an approach can sometimes – even at the cost of higher expenditure – outweigh the other arguments.
Paradoxically, the younger a building is, the worse its condition may be. Many houses – proudly referred to as villas – from the post-war period or the era of normalisation were built using whatever materials were available at the time. If there was enough cement, no corners were cut, meaning the house is essentially indestructible to this day. It is not uncommon to find houses with barely any foundations, where a single floor combines foam concrete blocks, solid bricks, fly ash, gas and silicate bricks, as well as some ‘high-tech’ perforated bricks. Such a building behaves unpredictably with regard to future alterations, so a decision to demolish it seems the obvious choice.
Whether you like it or not
Paradoxically, older houses built of solid bricks, natural stone or clay bricks, with timber-beamed ceilings or vaulted ceilings on steel trusses, are often in better condition. Once modern extensions have been removed, such structures generally hold no nasty surprises, so the decision often depends on how much one likes the house and how well it fits with one’s ideas of future living. An older, well-maintained house can regain its lost character through renovation and blend harmoniously into its surroundings, whereas a newer building may require more extensive modernisation and could end up looking like a contemporary new build. However, it is always advisable to discuss these options with experts – not just a structural engineer, for whom a picturesque ruin might present a professional challenge. Above all, in such cases it is important to consult an architect who can assess the spatial possibilities and assist with the design of the future home.
Conclusion
The points made above are interlinked in many ways: every house is unique in its own way, and the owners’ visions of their future ideal home are just as individual. A comprehensive view should be taken of the characteristics of the future building, the site conditions, how it fits into the wider surroundings, and the practical question of what it will be like in a few years’ time when the children have grown up. You can see concrete results of this work – where the owner’s ideas, translated into a well-thought-out project, and the craftsmanship of the builders transform an ugly duckling into an elegant swan – in the examples accompanying this article.
Two houses on one plot
In connection with the new Civil Code, which regulates property ownership, we asked a question from one of our readers to lawyer Hedvika Hartmanová.
“I own a detached house with a large plot of land and would like to build a second house on the plot for relatives. What are the restrictions on building the second house – for example, the local development plan, access to the plot, etc.? Does the new house have to have the same owner as the plot, and how can this be legally arranged?”
– L. Š., Příbram
First, you must visit the local planning authority to check whether the intended use of the surplus plot of land for the construction of a detached house is in line with the local development plan and to ascertain the minimum size required for a building plot for a detached house. If the answer is yes and the plot area is sufficient, you can divide the surplus land into the existing plot and the new plot using a survey plan. In doing so, you must also ensure access via an access road. The survey plan is subject to approval by the building authority; without this approval, the Land Registry will not register the division of the plot.
Since the 1st of January 2014, buildings have been deemed to belong to the plot of land, i.e., to the owner of the plot. It is therefore necessary either to sell the newly created plot for construction or to establish a leasehold right on it. In the event of a sale, certain restrictions may also be stipulated in the purchase contract for the new owner, for example regarding the resale of the plot or the building’s usage characteristics. A leasehold is a right in rem with the nature of an immovable asset, but is limited in time (maximum 99 years) and constitutes the legal basis for erecting a building on a plot of land that is not owned by the developer. It is established by a written contract and entered in the land register.