ᐅ Building a House with a General Contractor or an Independent Architect?

We are now ready to start our single-family house project, which will be built on a sloped plot. The question is whether we should assign the architectural work directly to our builder or hire an independent architect, which would certainly be significantly more expensive.

Our experience with the independent architect was excellent overall. The price got out of hand for two main reasons. First, the groundwork was significantly more expensive than originally estimated, and second, as clients, we were always willing to choose the seemingly nicer or better option in “small decisions.” Since we hadn’t budgeted tightly, this was a conscious choice and did not affect our daily lives.

The advantage of the developer’s architect is that they can design in a way that best suits the developer’s most efficient construction process. As an employee or contractor of the developer, it is clear who they are primarily accountable to. Furthermore, they are not paid according to a fee structure like HOAI but are included in the overall price. To what extent these inherent cost advantages held by the developer are passed on to you is something you need to compare.

The independent architect is committed to you as the client. In the design phase, this can mean that an engaged architect adjusts the plans more precisely to your preferences and, when it comes to costs, can draw on a broader range of solutions. Of course, the independent architect will have their own preferences as well. It is possible to agree on fixed fees with architects. Working with an architect and local tradespeople who have a good reputation in the region does not have to be more expensive but does require considerably more effort in site supervision. An architect’s design can also be put out to tender as a turnkey fixed-price contract.

I would choose to build with an independent architect again. If you look around, you will also find many positive experiences with developers and prefabricated house providers. Don’t ignore your gut feeling about people. If you don’t feel comfortable with someone, don’t buy from them—no matter how attractive their offer may be.

I can only agree with @hampshire. The general contractor (GC) will always try to prioritize their own interests first. Furthermore, with conventional construction companies, it is questionable whether they can fully handle the entire scope (floor plan, structural engineering, subcontractor contracts) with professional expertise. An independent architect acts as your extended arm. There are also many engineering firms that offer regional site management and client support for a modest fee. They are also capable of managing and supervising individual subcontractor contracts, which typically can save around 10-20% of construction costs. The prefabricated houses mentioned are usually the safe but expensive option.

BauherrFranken schrieb:

We are now ready to start our single-family house project, which is to be built on a sloping site.

That’s the first keyword …

BauherrFranken schrieb:

Now the question arises whether we should leave the architectural services directly to our general contractor,

… and that’s the second keyword.

BauherrFranken schrieb:

or if we should look for an independent architect, which is certainly much more expensive?

If you really mean architectural services in the sense of architecture as an art form (i.e., the building has an aesthetic dimension), and not just architectural planning services (i.e., construction-ready planning primarily from an engineering perspective), then in my opinion the most expensive option is to forego hiring an architect yourself, because you then pay for it with the quality of the result. Especially with a sloping site, usually not only a discerning client notices the difference between building a "basic frame." A general contractor’s draftsman or stamp holder basically follows two main orders: 1. Don’t design any creative features; the house should be buildable by semi-skilled workers; and 2. If possible, just implement the client’s sketches as they are so as not to delay signing by trying to convince them of alternative solutions. For example, regarding point 2: the client wants to separate a walk-in closet from the bedroom, but there is only “enough space” if it is built somewhat cramped. The independent architect says, “You will constantly pinch your fingers in the closet door; it won’t work that way,” whereas the contractor’s draftsman redraws the sketch exactly as it is, because while not practical, it is at least acceptable for approval.

hampshire schrieb:

The advantage of the architect of the developer is,

Please don’t get confused: a developer is only a general contractor if they sell the land as part of the package with the construction contract.

Vicky Pedia schrieb:

They are also able to carry out and supervise individual contract awards, which generally should save 10-20% of construction costs.

Here, Ms. Dentist is mistaken: individual contract awards usually increase the risk of complications because they regularly involve tradespeople who are not used to working together as a team. What actually saves (especially unexpected) construction costs is not to skimp on the execution planning (detailed drawings, etc.). The currently widespread wishful thinking among first-time builders—that individual contract awards are an opportunity to accumulate “cheap” competitive offers to significantly lower the total price—will never pass from a fairy tale into the final invoice. Skeptics may want to Google “time and material hours.”

---

https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/

There are general contractors who can and want to plan individually, and there are general contractors who build their catalog house and that’s it.

Many timber frame builders have difficulties with sloped sites.
It depends on what you want—an architect or a general contractor.

In which region of Franconia are you building?

In the north of Upper Franconia. I will probably start by contacting a recommended builder who also handles the planning. First, they should provide me with an estimate of the costs for the planning phase. Afterwards, we can consider whether to hire a third party as an architect. The house will be a solid construction with around 180 m² (1,938 sq ft) of living space, a basement, and a double garage.