Planning and permitted work // Geneva + general build questions

Accomodation, House and Garden
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Appealing to the general knowledge of this useful community once more.

TLDR:

Can I add a window at below ground level and dig out front yard a bit without planning?

Can I add a staircase to the basement, below ground level in the backyard without planning?

Can I deduct from taxes building material bought in France, what is the limit tax wise passing the border with building goodswithout paying the Swiss border VAT?

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Bought a 1970s built house, and I want to do all sorts of work. It's got a basement + ground floor. Questions I have are mainly regarding the basement for this thread.

I was going to start with the inside of the house and only go to planning once I'll have done the stuff I can do without permission. I located a few asbestos pipes so will be removing them myself to avoid a costly bill (yes it's dangerous etc...)

Question I have: the old room for the fuel tanker does not have a window - can I put in a window at below ground level and dig a bit my front garden to give some natural light to the room without planning?

This is more unlikely: In the backyard, I want to dig in some stairs to the basement - can that be done without planning? Again below ground level.

In terms of how much I can extend my house, there is a veranda covering an area of 20sqm, I want to replace this with a heated conservatory, essentially adding to the square footage of the house. What is the rule of thumb in planning here as to what they will let me do? I was told that adding a floor is not just impossible, it's beyond the realm of possibilities given all the villas in my neighbourhood were built at the same time and have the same height. The ground floor area is 140sqm on a 500sqm parcel, with equal amount of space in the basement (got a great ceiling height of 2200 so will dig out 60mm in the basement and put wet underfloor heating) - I assume I don't need permission to dig out my basement and put underfloor heating (I have a heat pump so this would be the optimal option).

This is for Geneva specifically, as I understand all planning rights are given at the canton level. I'll also add a pool, but some neighbors have it already and I was told that this should not be an issue (this will be added at the same time as the conservatory and my brother owes me some manual labor to help dig).

I want to do all the planning application at once, once I'll have done the works inside, including underfloor heating. Thus the question regarding whether I am allowed to do some openings without planning. The work will be done by me, so this will likely go on for the next 3 years before I get to planning Also I want to draw the plans and submit myself, anyone done that, or do you always use an architect as lubricant with the authorities?

I have started to use Hornback delivery - they are amazing, and any immediate need I go to Leroy Merlin in France. Great combo - in terms of taxes, anyone experienced in knocking down material costs bought in France from their taxes? Or does it have to all be Swiss Hornback if I want a chance to get cash back at the end of the tax year?

I am a small time tiny real estate developer in the UK, thus have experience in London in building - also after London prices I cannot bring myself to pay for manual labour here, thus the DIY (we did a house when I was a kid in the US, that was basically the exact same footprint as the house I bought here in Geneva so very excited about showing my daughters how to do manual labour)

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1) Normally cannot alter outside appearance without planning permission.

2) Stairs ditto

3) Chf 300.-- is maximum, allowance if you bring stuff through personally

Normally you can have a certain amount of SQM of floor space (so laundry room doesn't count here) per total SQM of the plot.

There is also a calculation involving total cubic meters per SQM of land. You need to go and ask commune for their particular regulations as building is commune driven but according to certain cantonal rules.

You'll need a qualified architect to sign off on the the plans you submit to the commune i believe, ask the commune.

Adding a floor will be very contentious, especially if your house appearance will be changed from the rest of the quarter, look our for serious opposition from the neighbours.

Pool should be ok, but you need access to drainage for the waste water.

If you dig out basement to use as a room, you will be over the SQM of floor space permitted for your land plot, so expect a problem.

Go ask the commune "Bureau Technique" they will give you good outline as to what they will allow and what they won't.

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Hi there,

Having done up houses in Switzerland I must offer a word of caution on the asbestos; they hid it everywhere in the 70s and professional removal is expected/demanded with evidence to prove it.

At least here in Vaud there needs to be a pre-work test, then professional removal and afterwards a certificate of tested clean.

Overall trying to do things without permission can lead you into a world of trouble as everyone looks at what you are doing and has an opinion on what you could/should do.

I have found asking permission from the commune, even for things you don't need to ask permission for, can short cut a lot of problems as the answer to troublesome neighbours is "I informed the commune and they were OK"!

Good luck with your works

B

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Thank you, asbestos is a real pain, definitely agreed here! Fortunately none in the walls and it's only some old duct pipes that need replacing (minimal cutting and can be removed in large chunks) - glue for tiling might contain some, but I'll leave in place and either cover with new tiling or just change the grout. Asbestos is one of the main reason I want to do all the work inside first that require no planning, I found out that as long as you do the work yourself and don't involve any outside worker they can't tell you off for anything (in terms of removing the asbestos) - it's only when you involve a company they will start carrying test on asbestos, and force you to caugh up asbestos removal costs.

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@Biro thank you for your very detailed reply. From the tax authority my house is 190sqm, so they include 50sqm from the basement, I assume the "Carnotzet" and the "Salle de Jeu" count as rooms given there is heating down there (they incidentally add up to 50sqm) with the laundry room + two caves + utility room and fuel tank room unlikely to be included in this count.

The only space that will be added is the 12sqm of "fuel tank" room that used to be there and that I want to convert into a bedroom. So this will count against my allowance as to how much I can add to my house it seems - so if I want to add a 20sqm conservatory by transforming the veranda this could potentially be an issue at a later stage. Wet underfloor heating will just replace the existing heating system downstairs, and will extent the heating in that 12sqm fuel room (Where I want to break a window in).

Way I am thinking about it now is the following: do the work upstairs pre-planning, dig in the 60mm in all the room downstairs and lay a base for heating pipes. Get planning to do the conservatory and pool - once that's all done then add underfloor heating and then ask for permission retroactively to get the 12sqm added.