ᐅ Which trades are needed for a single-family house? Individual contracting!
Created on: 5 Jul 2017 11:24
S
seyma88
Hello,
we have decided to contract the trades separately for our house construction since we have heard positive experiences from several homeowners. Now I am looking for the individual trades, which trades do I need, and what experiences have you had with this approach?
Thank you
Shell construction: approx. 100t
Roofing/carpentry: approx. 45t
Electrician:
Plumbing
Painter
Tiler
we have decided to contract the trades separately for our house construction since we have heard positive experiences from several homeowners. Now I am looking for the individual trades, which trades do I need, and what experiences have you had with this approach?
Thank you
Shell construction: approx. 100t
Roofing/carpentry: approx. 45t
Electrician:
Plumbing
Painter
Tiler
If I had to build again, I would definitely consider this as well. It’s not necessarily because you don’t have an architect—you need one anyway for the plans and the building permit/planning permission. After that, the architect is not just out of the picture; you can still ask questions.
Usually, as long as the plan is correct, the tradespeople know themselves when it’s their turn and whether one can start before the next arrives, and so on.
The real problem in the current boom phase is actually getting the workers on site. A planning office obviously has very different contacts, and when they reach out somewhere, the tradespeople actually show up at the construction site. Since they all know each other, things usually run much more smoothly between them. Most of the time, at least.
As a solo builder, the process can drag on like chewing gum because you didn’t contact the right tradesperson at the right time, etc. Or you don’t even get an offer because the trades prefer to serve their professional clients, who will keep generating work for the next 10 years, even after the boom is over.
Usually, as long as the plan is correct, the tradespeople know themselves when it’s their turn and whether one can start before the next arrives, and so on.
The real problem in the current boom phase is actually getting the workers on site. A planning office obviously has very different contacts, and when they reach out somewhere, the tradespeople actually show up at the construction site. Since they all know each other, things usually run much more smoothly between them. Most of the time, at least.
As a solo builder, the process can drag on like chewing gum because you didn’t contact the right tradesperson at the right time, etc. Or you don’t even get an offer because the trades prefer to serve their professional clients, who will keep generating work for the next 10 years, even after the boom is over.
seyma88 schrieb:
Which trades do I need? All those you cannot do yourself. And in the correct order. If the roofer is available early but not anymore after the roof structure is in place, many things will not progress. So even if the sequence is right, but the work isn’t scheduled efficiently one after another: do you want your construction to take one and a half years?
Managing the work yourself is, even in times of a weaker construction market, only recommended for people who are not building their first house.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
We are building with an architect and individual trade contracts. Our architect is also our construction manager, so he takes care of everything. He arranged the tenders and collected offers, awards the contracts, coordinates the trades, and of course checks and controls the work performed as well as the invoices.
At the very beginning, we also considered managing everything ourselves without an architect, partly because this is not uncommon in our region, or until a few years ago was quite normal. But honestly: I am so glad we have our construction manager! Without him, we probably would have been completely lost. It starts with obtaining the offers (what’s important, what do I need, what must each individual trade include?), goes on to awarding the contracts (when does which trade start, what sequence makes sense, how to coordinate the trades so everything fits closely together in time without long waiting periods?), and continues through the acceptance of the trades (was everything done properly, are there defects, was something forgotten?) and payment (is the invoice correct, was anything charged wrongly, are there defects in the trade work that justify withholding payment?). We would never have managed all this on our own. The time commitment alone is enormous. Building a house is already stressful enough because there are constantly decisions to be made, choices to be picked (or tasks to be done yourself in case of self-performed work), deadlines to meet, bank matters to handle, and so on. I really don’t know how I could have managed all the organizational work on top of that (after all, you still have to work to pay for the house!). Even my father, who initially thought we were completely crazy for wanting a construction manager (he is from the old school and built his own house in the 1970s almost entirely by himself without any construction management), is now very convinced of our construction manager and has told us several times it’s really great we have him.
Having a construction manager also has other advantages:
- Some companies offer their services slightly cheaper (and in my opinion work more carefully because they know someone is checking). I can compare a bit because I know people in my circle who are building without a construction manager and I partly know what they pay and how the work was done.
- In my experience, the work also proceeds more quickly; for example, a neighbor had the same construction manager but only hired him for a certain part of the build. He recently told me that ever since the construction manager was no longer involved, he really notices that everything is much slower and things move at a snail’s pace. He constantly has to ask when work will continue, and so on...
- The construction manager usually knows the companies, which ones do good, solid work and which don’t, which companies are affordable and which aren’t. He can tell you which companies to avoid and recommend good and affordable ones you might not have found on your own.
- You always have someone to ask in case of uncertainties. There have already been several situations where we wanted a second opinion independently of the executing company. It’s really good to have a construction manager (someone you trust!) you can ask if needed.
Of course, you need the “right” construction manager for this. We have been very lucky with ours and are very satisfied. He takes great care and also keeps an eye on the finances (to make sure it doesn’t get too expensive). He is very meticulous and points out things we wouldn’t have noticed ourselves. But I also know there are construction managers who are not as “caring,” check less thoroughly, or don’t take as much care. Finding the right one might not be so easy.
Also note that some banks require a construction progress certificate signed by the architect/construction manager or similar before any payments are released! We are with such a bank (the interest rate was just too good ) and without a construction manager, we would have had a real problem because the bank would not have disbursed the funds! Alternatively, without a construction manager, we would have had to choose another bank with a higher interest rate, which over the entire loan term would have far exceeded the costs of the construction manager.
I know people who have built without construction management. It can work, sure. But I would not recommend it. You have to know what you are getting into and that the money saved on a construction manager is “paid” with your time and nerves. And at least you should have some knowledge about house building, the process, and execution!
In the end, it’s your decision. Still, I would definitely ask 1-2 architects what they charge for construction supervision and contract awarding, and then consider if it’s worth it for you. For us, the fee was not high at all (well below HOAI rates); compared to the total building costs, it was just a drop in the bucket.
At the very beginning, we also considered managing everything ourselves without an architect, partly because this is not uncommon in our region, or until a few years ago was quite normal. But honestly: I am so glad we have our construction manager! Without him, we probably would have been completely lost. It starts with obtaining the offers (what’s important, what do I need, what must each individual trade include?), goes on to awarding the contracts (when does which trade start, what sequence makes sense, how to coordinate the trades so everything fits closely together in time without long waiting periods?), and continues through the acceptance of the trades (was everything done properly, are there defects, was something forgotten?) and payment (is the invoice correct, was anything charged wrongly, are there defects in the trade work that justify withholding payment?). We would never have managed all this on our own. The time commitment alone is enormous. Building a house is already stressful enough because there are constantly decisions to be made, choices to be picked (or tasks to be done yourself in case of self-performed work), deadlines to meet, bank matters to handle, and so on. I really don’t know how I could have managed all the organizational work on top of that (after all, you still have to work to pay for the house!). Even my father, who initially thought we were completely crazy for wanting a construction manager (he is from the old school and built his own house in the 1970s almost entirely by himself without any construction management), is now very convinced of our construction manager and has told us several times it’s really great we have him.
Having a construction manager also has other advantages:
- Some companies offer their services slightly cheaper (and in my opinion work more carefully because they know someone is checking). I can compare a bit because I know people in my circle who are building without a construction manager and I partly know what they pay and how the work was done.
- In my experience, the work also proceeds more quickly; for example, a neighbor had the same construction manager but only hired him for a certain part of the build. He recently told me that ever since the construction manager was no longer involved, he really notices that everything is much slower and things move at a snail’s pace. He constantly has to ask when work will continue, and so on...
- The construction manager usually knows the companies, which ones do good, solid work and which don’t, which companies are affordable and which aren’t. He can tell you which companies to avoid and recommend good and affordable ones you might not have found on your own.
- You always have someone to ask in case of uncertainties. There have already been several situations where we wanted a second opinion independently of the executing company. It’s really good to have a construction manager (someone you trust!) you can ask if needed.
Of course, you need the “right” construction manager for this. We have been very lucky with ours and are very satisfied. He takes great care and also keeps an eye on the finances (to make sure it doesn’t get too expensive). He is very meticulous and points out things we wouldn’t have noticed ourselves. But I also know there are construction managers who are not as “caring,” check less thoroughly, or don’t take as much care. Finding the right one might not be so easy.
Also note that some banks require a construction progress certificate signed by the architect/construction manager or similar before any payments are released! We are with such a bank (the interest rate was just too good ) and without a construction manager, we would have had a real problem because the bank would not have disbursed the funds! Alternatively, without a construction manager, we would have had to choose another bank with a higher interest rate, which over the entire loan term would have far exceeded the costs of the construction manager.
I know people who have built without construction management. It can work, sure. But I would not recommend it. You have to know what you are getting into and that the money saved on a construction manager is “paid” with your time and nerves. And at least you should have some knowledge about house building, the process, and execution!
In the end, it’s your decision. Still, I would definitely ask 1-2 architects what they charge for construction supervision and contract awarding, and then consider if it’s worth it for you. For us, the fee was not high at all (well below HOAI rates); compared to the total building costs, it was just a drop in the bucket.
Some aspects need to be differentiated on this topic:
Individual trade contracts.
This primarily means that the contract is not awarded to a general contractor (GC) or main contractor, but each trade is contracted separately and directly to the executing companies. The person awarding the contracts can still be the architect.
Self-contracting.
Self-contracting does not necessarily follow from awarding individual trade contracts. In my opinion, it is clearly not recommended for someone building for the first time. Houses built by parents or in-laws are considered the same as one’s own, provided those involved can manage it. As a beginner, one should avoid taking on such a major project.
Ordered and paid.
There is often a difference between plan and reality. For the lay builder, a plan is already good if all their ideas are drawn in. For the construction worker, it is sometimes better if every piece of reinforcement steel and every light switch is individually marked. The best scenario for execution is when the site manager was also the planner. What lay builders regularly underestimate are the working hours charged for project supervision, which can only be largely, but never entirely, avoided. Construction management does not just mean standing at the corner as a supervisor to prevent errors. It also requires making decisions throughout the work process. This demands expertise; a sharp eye alone is not enough.
Opinions on this.
How “valid” basic attitudes toward the appropriate type of contracting and supervision are makes a significant difference between “times of steady business” and “times of a booming construction market”: where work is done roughly (meaning someone inexperienced attempts to coordinate a matrix of construction participants), usually only minor mistakes occur. When this game is played under the harsher condition of a relative shortage of skilled tradespeople, the mistakes are major. Even then, one might “normally” be quite confident that the brave person will manage somehow.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
Individual trade contracts.
This primarily means that the contract is not awarded to a general contractor (GC) or main contractor, but each trade is contracted separately and directly to the executing companies. The person awarding the contracts can still be the architect.
Self-contracting.
Self-contracting does not necessarily follow from awarding individual trade contracts. In my opinion, it is clearly not recommended for someone building for the first time. Houses built by parents or in-laws are considered the same as one’s own, provided those involved can manage it. As a beginner, one should avoid taking on such a major project.
Ordered and paid.
There is often a difference between plan and reality. For the lay builder, a plan is already good if all their ideas are drawn in. For the construction worker, it is sometimes better if every piece of reinforcement steel and every light switch is individually marked. The best scenario for execution is when the site manager was also the planner. What lay builders regularly underestimate are the working hours charged for project supervision, which can only be largely, but never entirely, avoided. Construction management does not just mean standing at the corner as a supervisor to prevent errors. It also requires making decisions throughout the work process. This demands expertise; a sharp eye alone is not enough.
Opinions on this.
How “valid” basic attitudes toward the appropriate type of contracting and supervision are makes a significant difference between “times of steady business” and “times of a booming construction market”: where work is done roughly (meaning someone inexperienced attempts to coordinate a matrix of construction participants), usually only minor mistakes occur. When this game is played under the harsher condition of a relative shortage of skilled tradespeople, the mistakes are major. Even then, one might “normally” be quite confident that the brave person will manage somehow.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
seyma88 schrieb:
I will definitely consider a construction manager I would rather recommend an architect (who can also be involved even if you don’t need them for all the “service phases”). A construction manager only becomes active on the building site, meaning they supervise the construction and make decisions there; however, they do not coordinate the schedule and are certainly not involved in the tendering process. On the other hand, site management is part of the architect’s responsibilities (unless you choose to exclude certain service phases).
In other words: on the building site, the construction manager organizes things; if you want things to be well-organized right from the start of the project, an architect is recommended.
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
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