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.
askforafriend4 Mar 2021 20:49Stephan— schrieb:
I have almost always rejected the design and build contract because it becomes inflexible after signing the contract. That is currently our main issue as well.
Stephan— schrieb:
Against the architect: spending a significant amount of money before any ground has been disturbed. May I ask how high your construction budget is and which services you expect from the architect? What does the architect cost you? Do you have a fixed price offer or is it based on the HOAI fee structure?
Stephan— schrieb:
These “late decisions” or changes are definitely more stressful than with the design and build contractor, but they are manageable without major financial consequences. Sounds good!
Permit planning up to building application approximately 8,000€
Execution planning including detailed execution planning approximately 12,000€
Construction supervision cost additionally...
I believe he charges about 70% of the HOAI fee scale
At the very beginning, we roughly estimated around 38,000€ gross with him.
Construction cost including an 80m² (860 sq ft) garage approximately 360,000€ (excluding additional costs and architect fees)
Execution planning including detailed execution planning approximately 12,000€
Construction supervision cost additionally...
I believe he charges about 70% of the HOAI fee scale
At the very beginning, we roughly estimated around 38,000€ gross with him.
Construction cost including an 80m² (860 sq ft) garage approximately 360,000€ (excluding additional costs and architect fees)
W
WilderSueden4 Mar 2021 21:19askforafriend schrieb:
When we first visited the architect, he took out a book labeled BKI to provide a rough estimate of the feasibility of the single-family house based on this data. He calculated roughly 3,000 euros per square meter (10 square feet) for 150 square meters (1,615 square feet) of living space, resulting in a total of 450,000 euros. What exactly is included in the architect’s 3,000 euros per square meter? What about the general contractor’s quote? Basement, slab foundation? Earthworks, sewer connections? Utility hookups? …?
3,000 euros per square meter for a house on a slab foundation (without earthworks, etc.) sounds quite realistic at first, but in the end, you need to compare apples with apples and oranges with oranges. This means that as the client, you are responsible for comparing the offers not only by price but also by scope and for adjusting the cost for services included only in one of the quotes or estimates. That is the critical point to consider; the fee comes second.
askforafriend4 Mar 2021 21:26WilderSueden schrieb:
What exactly is included in the architect’s fee of 3000€? What about in the general contractor’s quote? Is the basement, concrete slab, earthworks, sewer connection, utility hookups included...?
3000€ for a house on a concrete slab (excluding earthworks, etc.) sounds fairly realistic at first, but in the end, you have to compare apples with apples and pears with pears. This means that as the client, you are responsible for comparing the offers not only by price but also by scope, and you should calculate appropriate deductions for services that are included in only one of the two quotes/estimates. That’s the point to consider—the fee comes second. That was exactly my question, which unfortunately hasn’t been answered yet 🙂 He had a book labeled BKI – I looked it up online and it seems to be a "building cost index"...
askforafriend4 Mar 2021 22:14We will receive a more detailed cost estimate from the architect next week – he needs it for his bid submission anyway. Then I can also share both here again!
K1300S schrieb:
An architect can specify everything, but with some bad luck, you end up with a (unknown) contractor who delivers poor quality despite the defined scope of work.askforafriend schrieb:
The architect actually has good references, we’ll see. It’s a small design office in the town where we come from.Having the architect located at the construction site is the most advantageous—also for checking references—and, of course, because they know all the parties involved well.https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
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