ᐅ New Construction Shell Phase Decision: Hire a Contractor or an Architect?

Created on: 24 Aug 2018 03:10

Hello,

I am planning to build a single- or two-family house and have an idea of how I might proceed. I would like to hear or read your opinions, as this approach may not be fully developed and might lack many details (e.g., requirements and predefined materials). I would appreciate some support.

Currently, there is a fully serviced plot of land available. I want to build a standard house on it—so no special components and no exceptional thermal insulation, just a maximum energy standard of KfW 70-90. It should be two stories with a full basement (usable cellar) and a gable roof pitched at about 35-45 degrees, possibly with a knee wall depending on the price, since the attic might be converted later. I am looking for a shell construction including roof and basement, without plastering or screeding work. Windows, sanitary installations, heating, and electrical systems would be tendered separately. The house has a footprint of about 125-130 sqm (1345-1400 sq ft) per floor.

What specifications should be made? Building materials? U-value? I was thinking of sending various shell construction companies self-prepared dimensioned floor plans, area calculations, and a volume calculation. Question: What information is needed for a preliminary quote? If the price is acceptable, is it possible to use a structural engineer or architect through the builder?

At the same time, I would also submit my planning to architects or present it in a free initial consultation. What else should I consider or possibly mention when requesting a quote?

PS: Sorry for the spelling mistakes. I wrote this text on an old iPad.

Maria1625 Aug 2018 08:23

#37

HilfeHilfe schrieb:
Nonsense, no architect will spend 2-3 hours talking for free if they could be earning money or playing golf. We’re not at the family doctor here.

I personally didn’t pay a single cent to three different architects just for getting to know them. Of course, none of them provided a full design during that time, but each one seriously addressed our questions (for example, whether adding a loft makes sense given the requirements of the zoning plan; one even sketched it out briefly). And this was in the greater Munich area. You just have to ask whether there is a fee and, if so, how much.

Edit: and you have to accept and make your decision based on what you get in that time! It’s clear they won’t deliver a finished design and detailed cost estimate right away, but at least each gave a rough indication of whether our budget and wishes were somewhat realistic or completely off.

HilfeHilfe25 Aug 2018 08:26

#38

Maria16 schrieb:
I didn’t pay a single cent to three architects just for getting to know them. Of course, none of them handed me a full design during that time, but each one seriously addressed our questions (for example, whether an attic makes sense given the zoning plan requirements; one even quickly sketched something for us). And this was in the greater Munich area. You just have to ask whether it costs anything and, if so, how much.

Yes, but getting to know someone is different from requesting detailed information. How did you start the conversation? Do I just need some structural calculations and hire Polish bricklayers, or do I want an architect to handle the build? That’s a big difference. At a car dealership, you’re also treated differently when looking at used cars versus new ones.

Maria1625 Aug 2018 08:32

#39

But that is exactly what I wrote—that you get to know each other first and don’t discuss details like stone filling or anything else yet. You should try to read a bit and make an effort to understand as well!

HilfeHilfe25 Aug 2018 08:48

#40

Maria16 schrieb:
But that’s exactly what I wrote—that you get to know each other first and don’t discuss details like stone infill or anything else yet. You should at least do some reading and try to understand!

I already got that in your case. Info seeker wants more than just a handshake.

Infosauger25 Aug 2018 09:51

#41

Maria16 schrieb:
But that’s exactly what I wrote, that you get to know each other first and don’t discuss details like wall insulation or anything else yet. You should try to read a bit and make an effort to understand!

Thank you for clarifying what I can expect and what I cannot. Also, thanks to everyone for keeping the recent posts objective. In the meantime, I have looked into the fee schedule. I think it quickly reaches the T1 range, which is indicated as 2% of the total fee. It’s good to approach this cautiously. I am quite surprised that no one here considers preliminary meetings as a matter of course. Especially since a construction project for an owner-occupier is always one of the most expensive and important undertakings in one’s life. You naturally want to carefully check in advance who—and therefore what—you are committing yourself to.

chand198625 Aug 2018 10:04

#42

An initial consultation IS, of course, standard. However, such a consultation is not automatically free of charge.

ᐅ New Construction Shell Phase Decision: Hire a Contractor or an Architect?

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