ᐅ Single-Family Home: General Contractor or Architect – Feeling Unsure
Created on: 11 Aug 2020 17:52
K
Kapitänin
Hello!
I mentioned in other posts that we want to build a single-family house in Bavaria on an existing plot of land. So far, we have mainly focused on general contractors (GCs), as we are complete beginners when it comes to construction. We thought, at least until now, that a GC would be the better choice because it seemed cheaper, simpler, and faster.
Then we had a meeting with our building expert. She has been supporting us for a long time (initially, we were looking for a new existing property but have now decided to build). She explained the advantages of using an architect and the individual contracting method, as well as the disadvantages of a GC. That made us feel uncertain and start considering an architect as well.
Regarding the price difference, she couldn’t give a clear statement but mentioned that in the end, the cost difference is usually not that significant.
Before I write much more here, I wanted to ask if there is already a thread discussing the choice between GCs, architects, and individual contracting? Unfortunately, I couldn’t find anything in the search.
If not, I would appreciate hearing your opinions. I’d be happy to provide more details then.
Thank you very much!
Best regards
I mentioned in other posts that we want to build a single-family house in Bavaria on an existing plot of land. So far, we have mainly focused on general contractors (GCs), as we are complete beginners when it comes to construction. We thought, at least until now, that a GC would be the better choice because it seemed cheaper, simpler, and faster.
Then we had a meeting with our building expert. She has been supporting us for a long time (initially, we were looking for a new existing property but have now decided to build). She explained the advantages of using an architect and the individual contracting method, as well as the disadvantages of a GC. That made us feel uncertain and start considering an architect as well.
Regarding the price difference, she couldn’t give a clear statement but mentioned that in the end, the cost difference is usually not that significant.
Before I write much more here, I wanted to ask if there is already a thread discussing the choice between GCs, architects, and individual contracting? Unfortunately, I couldn’t find anything in the search.
If not, I would appreciate hearing your opinions. I’d be happy to provide more details then.
Thank you very much!
Best regards
May I ask something about this? If you don’t have craftsmen available, could the problem be that as a private customer you are at the very end of the priority chain? A general contractor (GC) might be able to deploy their long-term trusted craftsmen more quickly.
And a GC is not always just standard, right? There are small, regional (family) businesses here where, for example, the managing director is an architect and they probably plan with enough individual attention.
This is also my layman’s consideration.
And a GC is not always just standard, right? There are small, regional (family) businesses here where, for example, the managing director is an architect and they probably plan with enough individual attention.
This is also my layman’s consideration.
N
nordanney14 Aug 2020 07:43Ysop*** schrieb:
If you don’t have tradespeople available, isn’t the problem that, as a private customer, you’re at the very bottom of the chain? Getting tradespeople when it’s really necessary is absolutely not a problem. However, the price attached will likely be one you don’t want to see.
Ysop*** schrieb:
There are small regional (family) businesses here, where, for example, the managing director is an architect and probably plans with enough individual attention. Planning often follows your specifications regardless of whether they make sense or not. That said, there are also plenty of good general contractors. You just have to find them and notice whether the planner merely copies your ideas or actually contributes their own concepts.
P
Pinkiponk14 Aug 2020 08:5111ant schrieb:
... and just like that, the Neuschwanstein has nicely shrunk to a manageable size.Great assessment. I actually wanted a budget-friendly Neuschwanstein, while my husband preferred a Ponderosa. We’ll probably end up with something quite awful, but the main thing is that it’s livable and located in our preferred region. I don’t want to set any higher expectations.K
Kapitänin14 Aug 2020 11:29So, the plot is a bit more challenging. It’s a sloped site (the basement is completely exposed on one side – where we also plan to have two living rooms). The orientation is south, offering a beautiful view over the city. Therefore, a large terrace is important to us.
The plot is 620m² (6,678 sq ft) but unfortunately only 18m (59 ft) wide. There is no building permit/planning permission plan, so we have to orient ourselves based on the neighboring buildings.
Of course, we have some ideas. We’ve already looked at many houses and actually found a floor plan with KMH that suits us.
We don’t have high demands regarding the architecture, mainly because we don’t have a clear vision.
The building expert said, “You have such a nice plot, it deserves better than a boring stock house” – and maybe she’s right.
That’s why we’re considering whether an architect might be what we need, someone who can show us what else might be possible.
We’ve now discussed it and will schedule a consultation with an architect. Let’s see what comes of it.
The plot is 620m² (6,678 sq ft) but unfortunately only 18m (59 ft) wide. There is no building permit/planning permission plan, so we have to orient ourselves based on the neighboring buildings.
Of course, we have some ideas. We’ve already looked at many houses and actually found a floor plan with KMH that suits us.
We don’t have high demands regarding the architecture, mainly because we don’t have a clear vision.
The building expert said, “You have such a nice plot, it deserves better than a boring stock house” – and maybe she’s right.
That’s why we’re considering whether an architect might be what we need, someone who can show us what else might be possible.
We’ve now discussed it and will schedule a consultation with an architect. Let’s see what comes of it.
N
nordanney14 Aug 2020 11:37Kapitänin schrieb:
The plot is a bit more challenging. It’s a sloped site (the basement is completely exposed on one side – that’s where two living rooms will be). The orientation is south with a nice view over the city. Therefore, a large terrace is important to us.
620m² (approximately 6676 sq ft) but unfortunately only 18m (59 feet) wide. (No building permit / planning permission plan – you have to base the design on neighboring buildings.) Then the question “Architect or general contractor” is quickly answered. At least when it comes to planning – a standard builder constructs A house, the architect designs YOUR house. A general contractor can then build it based on your architect’s plans.
Kapitänin schrieb:
The building surveyor said, "You have such a beautiful plot, it deserves better than a boring cookie-cutter house" – and maybe she is right.
That’s why we’re considering whether an architect might be what we need. Someone who can show us what else might be possible. I agree with that.
Kapitänin schrieb:
Of course, we have ideas. We have already looked at many houses. And actually found a floor plan at KMH that we like.
We don’t have high demands when it comes to architecture, simply because we lack the vision. What kind of ideas do you have? Who is KMH? A plot with its own unique characteristics already plays a significant role in shaping and organizing your vision.
Ysop*** schrieb:
May I ask something? If you don’t have tradespeople available, couldn’t the problem be that as a private client, you end up at the very bottom of the priority list? Whereas a general contractor might be able to mobilize their long-standing tradespeople faster? Whether it’s a general contractor or an architect or both, tradespeople always prefer to take jobs from people they know. That way, they know what to expect – guaranteed reliability.
Ysop*** schrieb:
And a general contractor isn’t always just standard, right? Here there are small regional (family) companies where, for example, the managing director is an architect and who probably plan quite individually. Even a general contractor’s architect – even if they own the company – will always focus on two things: first, not encouraging the client to get lost in constantly changing special feature fantasies; and second, not matching the individually unpriced planning work with a “five-star private patient in a single room” level of effort. So, even without a guarantee against unimaginative drawing work by a draftsman, planning by a general contractor tends to be simpler. Or, as 11ant likes to put it: “where a freelance architect makes a detailed drawing, you can expect drywall construction from a general contractor’s planner.”
nordanney schrieb:
A standard building company builds ONE house; the architect designs YOUR house. A general contractor can also build the project based on your architect’s plans. If the architect designs and supervises construction, hiring a general contractor as the contractor for the build is at least a good choice if the architect knows them.
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