If you haven’t yet read the previous articles in this series, you can find them at the following links
- My house build journey : Location
- My house build journey : Design
- My house build journey : Building permit
After I had received by my building permit (bygglov), I had a bunch of items to be completed before I could have a technical consultation meeting with the municipality. It took more time than anticipated. The time can be summarised by 4Ds.
Drawings, Delays, Decisions, Detour
Technically, :) technical consultation meeting can be held as soon as the building permit gains legal effect(after 4 weeks of bygglov decision unless appealed). A good amount of time could have been saved with better planning and preparation, but at that point my main goal was to apply for bygglov as soon as possible which was my best decision at that point. Nevertheless, once I had most of my pending items finalised, I requested for a meeting with the municipality. The meeting involved 3 people.
Byggnadsinspektor (Building inspector from municipality),
Byggherre (Builder i.e Me),
Kontrollansvarig (Control Manager ).
My kontrollansvarig was on the phone since he is not allowed to travel as per health agency recommendations for people over 70 years of age.
I had sent all PDFs of drawings and documents beforehand in the technical consultation meeting request email. The building inspector had already gone through it and was well prepared. There were some open items to be decided.
- Construction drawings (K-ritningar): This was done by the same company who did bygglov drawings. It took quite some time to finalize all feedback (some corrections were sloppy) but got those drawings and also in dwg/rvt format. dwg format seems to be commonly used for CAD softwares. I could then pass this onto another architect for plumbing drawings.
- Plumbing drawings (VA-ritningar): Started looking out for companies and got some quotes. The offers were very comparable and both seemed to have good reviews. I came to know about this site called reco.se where customers provide reviews for services hired. Went with the lower cost option. The delivery time was 8 working days but it started a bit late but had good feedback iterations and finalised the VA drawings. It is usually caught with surprise whenever I express my design intents about having exposed plumbings and ventilation :)
- Geotechnical assessment shaft bottom inspection (Geoteknisk bedömning vid schaktbotten beskitningen): Finalised the same guy who helped me out clarify this with the municipality. After the excavation is done, he will visit the site and inspect.
- Energy balance calculation (Energibalansberäkning): This was done by the same company who did bygglov drawings. Before this drawing could be done, I had to take some decisions about the type of heating option. There were 5 options District heating, Geothermal heating, Air-Air heating, Exhaust Air heating, Air-Water heating. District heating option was dropped, since I didn't get any positive response from district heating authorities. The Geothermal heating options were dropped as I learned from the municipality that soil is not suited for geo thermal heating options. Also this option requires an extra permit and expensive. Air-Air heating option was dropped because I would have to anyways supplement with water heating for under floor heating. Exhaust Air heating was dropped since I wanted to separate heating from ventilation and use FTX- ventilation. So the heating option winner was Air-Water heating. From the calculations, the average U-value of the house will be around 0,174(I have chosen for extra insulation than normal standards in walls and roof) which is close to passive house standards. The challenge will be in meticulous execution. It will be very interesting and exciting when actual measurements will be done.
- Measure of expert release to be submitted to Municipality Service Administration (Utsaktning och lägeskontroll): My previous understanding was that someone from municipality will come and mark the correct boundary before excavation, but it turned out that I need to hire a company. Oh No, Additional cost and another round of finding/researching companies but luckily came to know about some companies that usually carry out these kind of work for the municipality. So finalised one from that list.
- Broadband connection: This one was easy and was already done. I submitted the acknowledgement receipt that I had got from the broadband company to the municipality.
- Completion Protection(Färdigställandeskydd): As I mentioned in the previous article, I was unsure who should be getting this (Me or contractor) or should we be even getting this as I was building under the delad entreprenad form (Shared contract form). During the technical consultation, we went through price calculations for different contracts . In shared contracts, sometimes it doesn't add value to have completion protection insurance if the contract amount is less. The municipality advised that usually contract amounts more than a certain value needs färdigställandeskydd. The CLT frame (K L trä stomme) is the most expensive contract for me and it was decided we need to have completion protection for that.
- Radon safe pipe installation: This needs to be handled during foundation. Taping the pipes with radon safe tapes. The foundation will also have radon protective membrane below.
- Control plan proposal: As I was getting the drawings completed, I had sent those to my kontrollansvarig and he prepared the kontrollplan. The control plan has a lot of checkpoints , certificates requirements which needs to be met during the construction and made sure all those are met. (Pasting a section of the control plan below).
- Water and drainage connection application: This application needs the details of the company who will carry out the work of laying out the water and drainage pipes. Typically it is the same company who does the foundation. I have not yet found any suitable contractors for the foundation.
Another thing we discussed was about if there were any changes in design. Minor changes were allowed.
- I wanted to remove the north roof window and use window in the wall. That was accepted.
- Another thing I realized was the finished height of the house floor FärdigGrund ( FG) which was not right. I always wanted the house to be placed 400mm above ground level. I was under the impression you that was taken care in the drawings but it wasn’t. Good thing I realized and asked if it was possible to change it. It was ok to change and also learned that the house opposite to my house has a finished floor height of 57.60. It was acceptable to change up to 57.60. Both the sites are on similar slope level. So I went with that. The building inspector also advised to consult with the company which will do the boundary and position control. So we will know when utsaktning will be done.
Overall it went well. The byggnadsinspektor was very kind in understanding my broken Swedish and explaining things slowly and answering my questions.
The fourth D i.e Detour was about a temptation to change the foundation technique. I came across a construction consultant (who is building a CLT house for himself) through an acquaintance of mine (who has also used CLT to build his house and close to completion). The foundation technique is based on foundation screws (Example https://slutagrav.se/, http://ant-export.su/hs-code-7308400009-metallic-helical-screw-piles-foundation). In this technique, typically about 2 -3 meter screws are screwed to the ground which will take the load of the house. The depth and the number depends on soil conditions and load. This technique is not normally used for building houses so his house will be first in Sweden. He is an expert so he knows what he is doing. I was tempted to use this technique as it is cheaper and faster but gave up on it since I have come very far with drawings and design. Going back would mean changing drawings which will cost more money and time(which is also money) in effect would end up with the same cost or probably end up being expensive.
A few other things that happened. I was waiting for a quote from one company who could do prefabrication of CLT, insulation and windows which would mean it would super easy to assemble on site and greatly reduce the time but unfortunately turned out to be out of my budget. I am also waiting for another interesting quote from one of the companies who is offering to do most of the other work including foundation, CLT assembly as well.
Status at the time this article was first published.
Days left for final inspection: 279 days
I have 3 things to complete before I can get a start message
- Finalize the foundation contractor
- Finalize the CLT contractor
- Completion Protection for CLT contract
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