ᐅ Design phases 1 to 4 with the architect, new construction originally planned with a general contractor, but...
Created on: 29 Mar 2021 23:36
A
albert5
Hello Forum,
we are planning to build a house...
We have worked with an architect to create a design and planning permission documentation and have received the approval exemption for the new construction project.
With the design, we approached several general contractors for consultations and received initial cost estimates and construction descriptions. However, we have the feeling that none of them really want to build our house. On one hand, the cost estimates differ significantly even after adding a 20% contingency/risk margin, and on the other hand, the design is dismissed with comments like “that’s not how it’s done,” “wow, that will be expensive,” and “usually it’s built this or that way.”
The house itself is quite standard: 130m2 (1400 sq ft), calcium silicate brick + brick veneer, L-shaped bungalow with a pitched roof, no bay windows/dormers, no basement, KfW-55 standard, district heating.
In the end, we are offered a house that mostly corresponds to their standard models, but costs about 50% less than our calculated budget. Additionally, the specification includes mediocre features that could be upgraded, but naturally at a considerable extra cost.
In short, so far I have not really trusted any of the general contractors.
Now we have time – we plan to start construction in 2022 – and sufficient equity to complete a closed shell (everything except building services: heating, electrical, flooring, sanitary, interior doors, interior wall finishes).
The idea now is to build the house through individual contracts with a structural engineer or other architects locally (since we will build far from our current residence).
Are there any other important considerations? What do you generally think of this approach?
Thank you very much.
we are planning to build a house...
We have worked with an architect to create a design and planning permission documentation and have received the approval exemption for the new construction project.
With the design, we approached several general contractors for consultations and received initial cost estimates and construction descriptions. However, we have the feeling that none of them really want to build our house. On one hand, the cost estimates differ significantly even after adding a 20% contingency/risk margin, and on the other hand, the design is dismissed with comments like “that’s not how it’s done,” “wow, that will be expensive,” and “usually it’s built this or that way.”
The house itself is quite standard: 130m2 (1400 sq ft), calcium silicate brick + brick veneer, L-shaped bungalow with a pitched roof, no bay windows/dormers, no basement, KfW-55 standard, district heating.
In the end, we are offered a house that mostly corresponds to their standard models, but costs about 50% less than our calculated budget. Additionally, the specification includes mediocre features that could be upgraded, but naturally at a considerable extra cost.
In short, so far I have not really trusted any of the general contractors.
Now we have time – we plan to start construction in 2022 – and sufficient equity to complete a closed shell (everything except building services: heating, electrical, flooring, sanitary, interior doors, interior wall finishes).
The idea now is to build the house through individual contracts with a structural engineer or other architects locally (since we will build far from our current residence).
- Is it advisable to have the detailed execution planning done by the original designer, or should this be handled by the new local engineer/architect? This person would then also take care of the tendering and site supervision.
- Might we face issues with construction financing if we already have a closed shell and need a loan to finish it?
- Is it better to tender the detailed execution plans together with the trades (electrician, sanitary, heating), or should these be prepared before the tender process?
Are there any other important considerations? What do you generally think of this approach?
Thank you very much.
albert5 schrieb:
I assume that these companies are currently doing very well with their own house designs and consider external plans as unnecessary risks There are general contractors who do not have their own house designs; they only build 10-20 houses per year based on customer requests.
In which area are you looking?
albert5 schrieb:
Maybe we simply chose an unfortunate selection of providers.
So the question is whether there might be another, possibly better, approach in this situation. We also don’t know the selected providers yet. I have already said everything about the better approach:
1. Show the house in question here
2. Have the project architect prepare a tender (without excluding this main contractor).
So far, we don’t know the plot or the house, so how can anyone comment? It’s best to fill out the questionnaire pinned at the top of the floor plan section.
Nida35a schrieb:
I don’t know any companies there,
@11ant do you know anything or do you remember something? My willingness to help will depend on how actively the OP participates here ;-)
https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/
H
hampshire31 Mar 2021 08:51Perhaps the architect’s calculations were a bit tight, and the reality turns out differently, falling outside the contingency margin. In this case, you would not have defensive prices but market prices.
See if you can award contracts individually and if a small, reputable local building contractor can take on the construction coordination. However, you would need to be present on site quite often for this.
See if you can award contracts individually and if a small, reputable local building contractor can take on the construction coordination. However, you would need to be present on site quite often for this.
hampshire schrieb:
and a small above-ground construction contractor with a good local reputation can also take over the construction coordination.Why would anyone have their site manager check on subcontractors more than making sure they don’t interfere with their own crew?https://www.instagram.com/11antgmxde/
https://www.linkedin.com/company/bauen-jetzt/