We have a plot of land in prospect through our city’s allocation system. Specifically, we are basically just waiting for all the plots to be distributed (we were already able to choose our preferred plot) before moving forward with the notary.
We have also approached several general contractors (GCs). I don’t think there’s much need to discuss the behavior of GCs here. Almost everyone tried to pressure us into a preliminary contract, telling us that certain discounts were no longer available, but that they would kindly extend them to us for another two weeks, and so on. One even tried to push a preliminary design plan on us (based on what, I wonder?).
To avoid further time-consuming but not really productive discussions, we would now like to request concrete offers from the GCs. However, the standard house types are hardly comparable. So, my question to the group is:
On what basis can comparable offers be requested?
Should we specifically hire an architect to carry out a feasibility study, preliminary planning, or even a design proposal? How would the architect calculate the costs for the project, on which they would base their invoice according to HOAI (official fee structure for architects and engineers)?
Do freelance architects even have an interest in handling only these initial steps?
I would appreciate some answers, as we are currently a bit at a loss.
If these questions have already been answered, please excuse me. I was unable to find anything through the search.
We have also approached several general contractors (GCs). I don’t think there’s much need to discuss the behavior of GCs here. Almost everyone tried to pressure us into a preliminary contract, telling us that certain discounts were no longer available, but that they would kindly extend them to us for another two weeks, and so on. One even tried to push a preliminary design plan on us (based on what, I wonder?).
To avoid further time-consuming but not really productive discussions, we would now like to request concrete offers from the GCs. However, the standard house types are hardly comparable. So, my question to the group is:
On what basis can comparable offers be requested?
Should we specifically hire an architect to carry out a feasibility study, preliminary planning, or even a design proposal? How would the architect calculate the costs for the project, on which they would base their invoice according to HOAI (official fee structure for architects and engineers)?
Do freelance architects even have an interest in handling only these initial steps?
I would appreciate some answers, as we are currently a bit at a loss.
If these questions have already been answered, please excuse me. I was unable to find anything through the search.
I agree with ypg regarding comparability.
I would also advise against hiring an architect for only part of the work if you plan to build with a general contractor (GC). GCs have their own architects, who you can’t simply “cancel” easily, and using an architect solely to compare GC bids seems unnecessary to me. I also doubt every architect would agree to that.
I’m currently aware of a difficult case within my family where an architect was responsible for everything up to submitting the building permit / planning permission application (the architect did not want to oversee the construction due to time constraints), and now it’s really challenging to find a builder who will just carry out the work because all are so fully booked that they won’t take on a small single-family house project.
So, I would recommend either going entirely with an architect or only with a GC.
I would also advise against hiring an architect for only part of the work if you plan to build with a general contractor (GC). GCs have their own architects, who you can’t simply “cancel” easily, and using an architect solely to compare GC bids seems unnecessary to me. I also doubt every architect would agree to that.
I’m currently aware of a difficult case within my family where an architect was responsible for everything up to submitting the building permit / planning permission application (the architect did not want to oversee the construction due to time constraints), and now it’s really challenging to find a builder who will just carry out the work because all are so fully booked that they won’t take on a small single-family house project.
So, I would recommend either going entirely with an architect or only with a GC.
Yosan schrieb:
So I would recommend either working entirely with an architect or only with a general contractor.Exactly. Either you have specific architectural desires or plan to do certain parts yourself that don’t fit well with a general contractor project, or you can accept a customized production home, in which case working with a general contractor is fine.
montessalet15 Nov 2018 16:49Everyone seems to have their own approach. Here is mine:
1. We secured a plot of land.
2. We compiled our ideas in a Word document (e.g., fireplace, open kitchen, pantry, etc. — all with approximate square meters).
3. We designed a floor plan ourselves and have been refining it over several months.
4. We decided on a timber frame construction.
5. We searched for builders who specialize exclusively in custom homes or at least offer the option to build individually.
6. We shortlisted three potential builders.
7. These builders will all receive the same basic information, namely the floor plan and the list of desired features.
8. Their quotes should of course include the explicitly stated requirements or list the additional costs for these options.
I believe this approach is helpful: We don’t want to build just ANY house; we want to build OUR house. According to our ideas and wishes.
However, I am already quite certain that in the end — if the prices are as close as expected — we will make a decision based on instinct.
I also think that asking only three builders is sufficient: The effort involved, in my opinion, is already quite considerable — not just in the beginning. There will always be questions, clarifications, and adjustments, which are necessary. And that multiplies with the number of builders you request quotes from.
Currently, we are at step 5. We don’t want to proceed further until the purchased plot officially becomes ours through notarization. Meanwhile, we continue to refine the floor plan. We will only share it here once we have resolved all open issues from our perspective. And a few points according to the zoning plan have — unexpectedly — proven to be challenging.
Therefore, my tip is: Always keep an eye on the zoning plan, especially the floor area ratio (FAR) I and II. With driveways and garage/carport, it’s very easy to exceed the permitted limits!
1. We secured a plot of land.
2. We compiled our ideas in a Word document (e.g., fireplace, open kitchen, pantry, etc. — all with approximate square meters).
3. We designed a floor plan ourselves and have been refining it over several months.
4. We decided on a timber frame construction.
5. We searched for builders who specialize exclusively in custom homes or at least offer the option to build individually.
6. We shortlisted three potential builders.
7. These builders will all receive the same basic information, namely the floor plan and the list of desired features.
8. Their quotes should of course include the explicitly stated requirements or list the additional costs for these options.
I believe this approach is helpful: We don’t want to build just ANY house; we want to build OUR house. According to our ideas and wishes.
However, I am already quite certain that in the end — if the prices are as close as expected — we will make a decision based on instinct.
I also think that asking only three builders is sufficient: The effort involved, in my opinion, is already quite considerable — not just in the beginning. There will always be questions, clarifications, and adjustments, which are necessary. And that multiplies with the number of builders you request quotes from.
Currently, we are at step 5. We don’t want to proceed further until the purchased plot officially becomes ours through notarization. Meanwhile, we continue to refine the floor plan. We will only share it here once we have resolved all open issues from our perspective. And a few points according to the zoning plan have — unexpectedly — proven to be challenging.
Therefore, my tip is: Always keep an eye on the zoning plan, especially the floor area ratio (FAR) I and II. With driveways and garage/carport, it’s very easy to exceed the permitted limits!
ypg schrieb:
These are additional construction costs and must be paid by the builder. Of course, who else would pay? The question is whether it is already included in the scope of work description or not.
ypg schrieb:
For a solid house, the foundation slab is included; for a prefabricated house, the price usually covers the foundation slab. Still, they offer it as an optional extra. During our planning phase, we requested numerous scope of work descriptions and offers. This included a solid house builder whose scope of work description and offer explicitly excluded the foundation slab and basement. They do not provide it even for extra money.
For prefab houses, the range was even broader; it was difficult to identify a "usual" practice. Ranging from "without basement, without foundation slab" to "without basement, without foundation slab; by the way, we only place the house on our basement/foundation slab" to "including foundation slab," everything was encountered. Similar variation applied to site setup, ranging from "handover turnkey" to "delivery free curbside." A diverse mix of local, nationwide, and Europe-wide providers.
I would like to thank you all for the many comments. I will first need to look up what all the abbreviations mean 😀
I really like montessalet’s approach, and we are currently working on designing a floor plan ourselves. However, my wife and I are not very skilled at this, and we don’t have anyone in our family who can help us. That’s why the idea of hiring an architect came up.
Since my own funds will only be available in May, but we will likely have to go to the notary as early as January, we want to arrange the financing before the end of this year. This will probably be quite tight, so there will likely be a bridge loan for the land purchase.
I really like montessalet’s approach, and we are currently working on designing a floor plan ourselves. However, my wife and I are not very skilled at this, and we don’t have anyone in our family who can help us. That’s why the idea of hiring an architect came up.
Since my own funds will only be available in May, but we will likely have to go to the notary as early as January, we want to arrange the financing before the end of this year. This will probably be quite tight, so there will likely be a bridge loan for the land purchase.
Iluvatar schrieb:
I quite like montessalet’s approach, and we are currently working on developing a floor plan ourselves. However, my wife and I aren’t particularly skilled at it, and we don’t have anyone in the family who could help us. That’s why the idea of hiring an architect came up. You don’t have to create floor plans on your own. The key is to make a list of requirements. For example: 2 children’s rooms, master bedroom, bathroom, and laundry room on the upper floor; kitchen, living room, utility room, and guest toilet on the ground floor, etc. How big should the rooms be? What do you want?
The best way is to visit model home parks. Take all the brochures and documents that the manufacturers provide. Also bring a tape measure and measure everything carefully. Where do you feel comfortable? What is the minimum size of that space? Write down everything else you like (materials, doors, windows, colors, floors, roof, etc.)
Based on your list, you can then estimate how many square meters (square feet) you want and what features the offer should definitely include. Find a photo of a comparable house exterior that matches your wishes, and then you’re ready to start. 🙂
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