ᐅ Comparability of Costs: Architect vs. General Contractor
Created on: 4 Mar 2021 16:57
A
askforafriend
Hello dear forum,
We are currently in the planning phase for a single-family house. We have requested quotes from several general contractors and have also spoken with a very approachable architect. We would be happy to present our building project (BVH) in detail at a later stage!
Overall, we much prefer the transparency and approach of the architect compared to the initial consultation with the general contractor. We understand that over time, we will also speak with an architect/planner through the general contractor who will discuss details with us. We have thoroughly researched the advantages and disadvantages both in this forum and through various guides.
At this stage, our main focus is on comparing the cost estimates from the general contractors versus the architect. The general contractor states the costs as a fixed price (based on the building and scope of services description) plus our additional requests (extra electrical outlets, KfW standard, etc.). A rough total for the house including additional requests was, for example, 410,000 euros. This naturally also includes architectural/planning/engineering services according to the scope of work description.
Land leveling.
Discussions about your building project together with you during planning and construction meetings. Preparation of building permit/planning permission documents at a scale of 1:100 in the required number of copies for the authorities.
You will receive an additional set of plans for your personal records.
Development of working drawings (scale 1:50) as well as any necessary detailed drawings.
Creation of structural engineering plans (standard structural design for the respective house type) including any required building physics reports for thermal and fire protection.
Calculation of energy demand and preparation of the energy performance certificate. A copy will be provided for your records.
Preparation of public funding applications, if required.
Site management and construction supervision up to handover of the house.
Support during the warranty period.
When we first met with the architect, he took out a book labeled BKI to provide a rough estimate of the feasibility of the building project based on this data. He calculated roughly 3,000 euros per square meter and 150 square meters (1,615 square feet) of living space, resulting in a total of 450,000 euros.
The big question now is: Does this amount exclude his fees or do these average construction costs per square meter already include the services mentioned above? This might be a somewhat naive question, but it’s really unclear to us. Is there a list of costs that are included in these average rates?
We have an appointment with him next week for a more detailed cost assessment.
Thank you very much for your feedback, and I wish you a pleasant week.
We are currently in the planning phase for a single-family house. We have requested quotes from several general contractors and have also spoken with a very approachable architect. We would be happy to present our building project (BVH) in detail at a later stage!
Overall, we much prefer the transparency and approach of the architect compared to the initial consultation with the general contractor. We understand that over time, we will also speak with an architect/planner through the general contractor who will discuss details with us. We have thoroughly researched the advantages and disadvantages both in this forum and through various guides.
At this stage, our main focus is on comparing the cost estimates from the general contractors versus the architect. The general contractor states the costs as a fixed price (based on the building and scope of services description) plus our additional requests (extra electrical outlets, KfW standard, etc.). A rough total for the house including additional requests was, for example, 410,000 euros. This naturally also includes architectural/planning/engineering services according to the scope of work description.
Land leveling.
Discussions about your building project together with you during planning and construction meetings. Preparation of building permit/planning permission documents at a scale of 1:100 in the required number of copies for the authorities.
You will receive an additional set of plans for your personal records.
Development of working drawings (scale 1:50) as well as any necessary detailed drawings.
Creation of structural engineering plans (standard structural design for the respective house type) including any required building physics reports for thermal and fire protection.
Calculation of energy demand and preparation of the energy performance certificate. A copy will be provided for your records.
Preparation of public funding applications, if required.
Site management and construction supervision up to handover of the house.
Support during the warranty period.
When we first met with the architect, he took out a book labeled BKI to provide a rough estimate of the feasibility of the building project based on this data. He calculated roughly 3,000 euros per square meter and 150 square meters (1,615 square feet) of living space, resulting in a total of 450,000 euros.
The big question now is: Does this amount exclude his fees or do these average construction costs per square meter already include the services mentioned above? This might be a somewhat naive question, but it’s really unclear to us. Is there a list of costs that are included in these average rates?
We have an appointment with him next week for a more detailed cost assessment.
Thank you very much for your feedback, and I wish you a pleasant week.
askforafriend schrieb:
If we assume he builds the same, equivalent house with the same tradespeople (purely theoretical) as the general contractor (GC) An architect will not build just equivalently but with better planning (keyword: detailed plans instead of makeshift drywall work); and yes: he can even practically work with the same GC – but then only with your actively and constructively defined scope of work.
askforafriend schrieb:
So if we wanted to build the GC’s house with the architect, we would have to give him a budget of 350k Euro, right? Yes, you have to deduct his fee from the budget beforehand (and include the same contingency as with the GC, that does not change).
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It might be worth mentioning that general contractors (GCs) are not all the same. Some are truly high quality. The main advantage, in my opinion, lies in working with well-known craftsmen whose affordable quality is part of the planning process. While an architect issues the specifications, there is a risk that an (unknown) contractor may be involved who performs poorly, despite clearly defined scope of work.
askforafriend4 Mar 2021 19:52Thank you for the many responses. We hope that our costs with the architect will be similar, but we want the entire construction project to be more transparent.
What we really don’t like are sometimes inexplicable extra charges in the general contractor’s offers and, above all, the lack of ideas or guidance when it comes to questions about the placement and planning of the house on the plot. It feels more like dealing with a car dealership that sells you a car without caring where you actually drive it.
Ultimately, we would be willing to pay several thousand euros more, but we expect the process of building our house with the architect to be better.
As of today, we could not sign any offer from the general contractor because too many questions remain unanswered. Let’s see what the architect says next week.
What we really don’t like are sometimes inexplicable extra charges in the general contractor’s offers and, above all, the lack of ideas or guidance when it comes to questions about the placement and planning of the house on the plot. It feels more like dealing with a car dealership that sells you a car without caring where you actually drive it.
Ultimately, we would be willing to pay several thousand euros more, but we expect the process of building our house with the architect to be better.
As of today, we could not sign any offer from the general contractor because too many questions remain unanswered. Let’s see what the architect says next week.
I’ll give you some feedback on our project. I basically ruled out a general contractor (GC) because they tend to be inflexible once the contract is signed. We are building with an architect (design office) and contracting individual trades ourselves.
Cons of working with an architect: you need to invest a significant amount of money before anything on site has happened. So far, we have completed the permit planning and submitted the building permit application. This process is taking longer because we want to install geothermal heating. PRO: we are now switching temporarily to gas so that later we can change to geothermal via a permit modification. These “late decisions” or changes are definitely more stressful than with a GC but can be managed without major financial consequences.
Clear con of using an architect: MUCH more stress.
Clear pro: you still have control and, as the client, can make changes to a certain extent.
Friends are building simultaneously with a GC and are further along. From what we hear, GCs can be very demanding, which definitely adds stress and extra costs for us.
Home office/kindergarten closed/house building with an architect, without family nearby —> really takes a toll (and no brick has been laid yet).
Cons of working with an architect: you need to invest a significant amount of money before anything on site has happened. So far, we have completed the permit planning and submitted the building permit application. This process is taking longer because we want to install geothermal heating. PRO: we are now switching temporarily to gas so that later we can change to geothermal via a permit modification. These “late decisions” or changes are definitely more stressful than with a GC but can be managed without major financial consequences.
Clear con of using an architect: MUCH more stress.
Clear pro: you still have control and, as the client, can make changes to a certain extent.
Friends are building simultaneously with a GC and are further along. From what we hear, GCs can be very demanding, which definitely adds stress and extra costs for us.
Home office/kindergarten closed/house building with an architect, without family nearby —> really takes a toll (and no brick has been laid yet).
askforafriend4 Mar 2021 20:40K1300S schrieb:
As I said, there are good and bad ones – even among architects. 😉Let’s hope we don’t end up with a bad one! However, the architect has good references, so we’ll see. It’s a small design office in the city where we come from.
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