8 Key Aspects When Choosing a Duplex Home

Article content

A duplex is a housing project designed for two families. A duplex is a house divided into two parts, each with a separate entrance, yard, plot, and ownership documents. Each section is documented separately.

A duplex is a type of low-rise residential development where similar houses are lined up and connected by side walls. Each house has its own entrance, small front yard, and usually a garage. Below, we outline the key aspects to consider when choosing a duplex home.

Characteristics of a Duplex

A few key features and differences from individual houses:

• Each section of a duplex has its own plot exit. The owner can use their section of the plot as they wish, even for gardening. Ownership can be shared or belong to one person. We will return to this point.
• A duplex is more economical to build and maintain due to shared foundations, roofs, walls, and external communications. The main advantage is the cost savings on the plot price.
• Typically, duplexes are built not in open fields but in private residential areas with expensive land and in business-class cottage settlements.
• Compact plot size – usually from four to eight acres. For busy people, this is a plus. As an experienced gardener, I can say that maintaining a plot larger than ten acres takes all weekends and vacations.

What Does the Law Say About Duplex Homes?

There is no such term in building codes and housing legislation. There is a term “residential house” or “apartment,” but no specific mention of townhouses or duplexes.

In July 2018, a new definition appeared in the Urban Planning Code: “block houses.” These are residential houses up to three floors, each with its own plot exit, and with one or more shared walls without openings with the neighboring house.

For block houses, the regulatory definition can be found in the Instructions on the Procedure for Conducting Technical Inventory of Real Estate Objects, approved by the order of the State Committee for Construction, Architecture, and Housing Policy of Ukraine on May 24, 2001, No. 127.

In paragraph 5, section 2 of Instruction No. 127, it is noted that block houses are two or more residential houses (estate-type, garden, country houses) up to four floors high, with at least one shared wall, built on the boundary of separate land plots with different cadastral numbers.

In paragraph 3.14 of DBN V.2.2-15:2019 “Residential Buildings. Main Provisions” and paragraph 3.19 of DBN B.2.2-12:2018 “Planning and Development of Territories” it is defined that a block residential building is an apartment-type house consisting of two or more apartments, each with a direct exit to the adjoining plot or street.

A single-family residential house, according to paragraph 3.25 of DBN V.2.2-15:2019 “Residential Buildings. Main Provisions,” is defined as an individual residential house with an adjacent plot.

How is the Land Plot for Duplex Homes Arranged?

• As common property of an apartment building: Any changes and usage order are decided by the general meeting of owners. The division of the plot into sections associated with each part of the duplex is conditional.
• In shared ownership: In this case, owners can agree on the usage order of the plot or, with their permission, allocate shares in kind – becoming the owner of a part of the plot, losing rights to the rest. This allows free use of one’s part, for example, to organize a garden or build a gazebo. However, there are restrictions on the minimum plot size, usually four or six acres in most regions.
• Two individual plots with a shared wall instead of a fence: The best option when you have full rights to the plot without needing to consult with neighbors.

How Does a Duplex Differ from a Townhouse?

According to new legislation, both townhouses and duplexes are block houses. The advantage of a duplex is that you have only one neighbor, while a townhouse can have up to ten. Some townhouses have even more sections, but they are usually classified as apartment buildings.

In a townhouse, all owners have different lifestyles, and everyone is in each other’s view: one is fixing a moped in the yard, another is hosting guests, and a third is sunbathing. A duplex is more comfortable with fewer neighbors and less chance of household conflicts.

A duplex has more external walls and windows, making it easier to create a convenient layout and orient the entrance area to minimize interaction with neighbors. In a townhouse, only the end sections have this possibility.

The downside of a duplex is that it is generally more expensive: there is more land ownership and fewer shared constructions, communications, and properties. In a townhouse, costs are shared among more people.

What Types of Duplex Homes Can Be Found on the Market?

Today, the secondary market might offer not only block houses but also apartments, parts of houses, or even commercial properties under the guise of a duplex.

• Apartments: In resort areas and recreational zones where land is expensive and often not available for residential construction, you might find shares in commercial real estate like apartments or rooms for temporary accommodation marketed as duplexes.
• Individual apartment: In areas where local zoning rules only allow apartment buildings, you might be offered an apartment in a two-apartment house. Such a house might have all the external features of a duplex but includes shared property: land, equipment, and premises outside the apartments like staircases, corridors, technical floors, etc. You won’t own the attic, basement, or external walls. The plot is shared and indivisible, and the external walls and chimney of your fireplace are also not yours.
• Individual house in shared ownership: In a duplex built on a plot designated for individual housing construction (IHC), the rules of peaceful coexistence are the same as in a communal apartment: if you don’t want your neighbor to walk on your half, you need an agreement on the usage order of the common property. If you want to rent or sell your half, you need the consent of all owners.

Features of a Duplex Home

The following planning aspects are typical for duplex homes:

• In a well-built duplex, neighbors are neither seen nor heard. They are separated by a firewall, which cuts the building vertically from the basement to the attic and serves a fire protection function.
• Typically, it’s a massive wall made of brick or aerated concrete, which also provides good sound insulation.
• A duplex usually offers more space, external walls, and planning options, making it easier to include naturally lit staircases, spacious terraces, and bright rooms. There’s more land and zoning possibilities. If the land is owned, you can find a place for a gazebo, carport, utility block, or a small garden.
• Planning and room layout: Most duplex projects are two-story. On the first floor, there is a spacious kitchen-living room, and if the area allows, a living room for guests or elderly family members who find stairs difficult.
• The second floor typically houses individual living rooms, which can range from small cabin-like bedrooms to spacious master bedrooms with individual wardrobes and bathrooms.
• There are houses with an attic and a basement, used for hobby rooms and home workshops. The attic provides additional space for family needs, such as living rooms, a gym, a creative workshop, or a study with a library. Sometimes, it’s just a storage space.

Features of Duplex Construction in Ukraine

Duplex construction is more complicated than townhouses because they are built not only by professional developers but also by private companies, sometimes as their first project.

In the case of private builders, success greatly depends on the human factor: friendly families can have serious conflicts, and a future retiree who built half the house for himself and half for sale may miscalculate his capabilities.

As a result, there are many unfinished houses in ads, hastily brought to a presentable condition. The quality and adherence to construction technologies are questionable.

There is another nuance. Private companies typically build duplexes on plots designated for individual housing construction (IHC), where multi-family homes are not allowed by law. A duplex is thus documented as a single house with multiple owners under shared ownership, similar to a communal apartment.

Large developers prefer settlement lands with permitted usage for residential construction, including multi-family buildings. This land becomes common property of the apartment building, allowing the management company to maintain control over the land use, fence styles, or prohibiting uncoordinated redevelopment and land use changes.

Choosing a duplex from a large developer means more guarantees for construction completion and the house’s conformity to construction technologies. However, resale of a block house in a built-up area has fewer risks than buying a private one.

Pros and Cons of a Duplex

Pros:

1. More living space, larger plots, and more options for private land use compared to apartments.
2. Lower land and construction costs, more efficient use of communications, and economy in maintenance compared to separate houses.
3. More freedom in room layout and the possibility to make a house that suits individual needs.

Cons:

1. Need to agree with neighbors on the usage of common property, which can lead to conflicts.
2. Risk of buying an unfinished house, especially if built by private builders with questionable quality.
3. Legal complexities regarding the classification and documentation of the property, especially if built on plots designated for individual housing.

Conclusion

A duplex can be a great housing option that combines the benefits of a private home and shared living spaces. However, it’s essential to consider the potential legal, construction, and neighbor-related challenges. With careful planning and consideration, a duplex can provide a comfortable and cost-effective living solution.

FAQ About Duplex House