ᐅ Planning Phase: Building Permit / Planning Permission and Financing – Procedure

Hi friends,
I have already spent several hours here on the forum since we are now the "proud owners" of a plot with an old house and are starting this project. We are still at the very beginning and have never done anything like this before – so I would like to learn from your experiences and first understand my options, especially regarding support during construction.

Situation
- Large plot, hillside location, Stuttgart area
- House from 1960, in poor condition (when buying, we expected a demolition, but the floor plan is okay and could be worked with).
- Three architects visited the site. All said, “a complete renovation is possible, but the recommendation is demolition if you are willing to invest more money.”
- We had discussions with prefabricated house suppliers – their cost estimates were higher or similar to the architects’ rough initial estimates. Plus, construction time is longer due to delivery times compared to new builds.
- We now have appointments with two architects to understand their ideas and concepts for the plot…
- Very rough initial cost estimates for construction are around 600,000 euros (approx. 660,000 USD) for about 200m2 (2,150 sq ft) living space… just a first indication.

Planning (Getting building permit / planning permission and financing)
We understand that we now need a house plan to submit for the building permit / planning permission, finalize financing, etc. The next step is to decide on an architect or general contractor.

Construction phase:
What basic options are there here, or what would you recommend, for example:
1) No support: I take the architect’s plans and start to tender and assign individual trades, coordinating everything myself
2) Minimal support: I assign trades; if I get stuck, I ask the architect. But I hire an independent expert (e.g. a building inspector from Dekra) to oversee the construction and approve the work (I have read a lot here about costs ranging from 3,000 to 10,000 euros (approx. 3,300 to 11,000 USD))
3) Maximum support: I pay the architect about 10% of the project cost and “they take care of everything”

Are these roughly the options I have? I haven’t quite understood the added value of paying an architect so much for supervision when an expert could also do that.

What are your thoughts on this?

Thank you

After spending a few hours in the forum, the questions are still quite general.

Coordinating a house construction is not that simple. Getting tradespeople involved is also difficult, so having a general contractor, architect, etc., is definitely very valuable.

liwandreas schrieb:

House from 1960, dilapidated condition (when we bought it, we expected a demolition, but the floor plan itself is okay, so it could be workable).

Then just let the pictures (and drawings) speak for themselves!

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RotorMotor schrieb:

After spending a few hours on the forum, the questions still seem quite general.

Coordinating a house build is definitely not easy.
Getting tradespeople to show up is also challenging; that’s where a general contractor, architect, etc., can be very valuable.

Thank you for your reply – yes, you’re right, maybe that’s exactly why I haven’t found answers here in the forum, since most people are already much deeper into the subject.

So, simply put – what options are there for construction supervision or what would you recommend? I understand that having an architect or general contractor “is very valuable,” but when you have to pay 60, 70, or 80 thousand euros for an all-inclusive “worry-free package” while you can hire an independent expert for a fraction of that, I just can’t quite make sense of it in my head.

Oh, and timewise, we’re not in a big rush—that is, if the build takes a few months longer, it wouldn’t be the end of the world.

liwandreas schrieb:

Why should I pay an architect so much for support when a building surveyor can basically do the same?

To my knowledge: a building surveyor inspects the work but does not coordinate the process.

liwandreas schrieb:

Planning (process for building permit / planning permission and financing)
We understand that we now need a house plan in order to submit the building permit application, finalize financing, etc. For this, the next step is to choose either an architect or a general contractor.

The building permit / planning permission is basically the final step in the process. It is issued by the building authority once the application has been submitted. The application must be prepared by an architect or a qualified professional skilled in drafting, and finally signed by you.
What about solid construction with a general contractor? It does not have to be the (expensive) prefabricated house manufacturer, who might have long waiting times.

liwandreas schrieb:

Planning (Path to Building Permit and Financing)
We understand that we now need a house plan to submit for the building permit, finalize financing, etc. For this, the next step is to choose an architect (or general contractor).

Then you have misunderstood quite a bit: by the end of phase 2 of the services (or as I call it: module A), the cost estimate should already be mature enough to request financing; I would not connect architect and general contractor with an "or."

liwandreas schrieb:

Construction Phase:
What basic options are there or recommended, for example:
1) No support: I take the architect’s plan and start tendering and awarding the trades myself, coordinating everything on my own
2) Minimal support: I award trades, and if I get stuck, I ask the architect. But I hire an independent expert (e.g., Dekra) to supervise the construction and accept the trades (I’ve read a lot in the forum about costs between 3,000–10,000 EUR)
3) Maximum support: I pay the architect about 10% and “they take care of everything”

1) I hope by “plan” you don’t mean the permit drawings from phase 4 of the services. When tendering, it’s very easy to make costly mistakes that are much more expensive than the fee for an experienced tendering professional.
2) The architect’s fee for preparing and supporting the awarding process does not decrease if you only want occasional coaching, and as I said, such a limited approach is generally not recommended.
3) Fees for the individual phases or modules are definitely negotiable.

liwandreas schrieb:

Are these roughly my options? I don’t fully understand the added value of paying an architect so much for supervision when an independent expert can supposedly do the same. What are your thoughts on this?

Your thoughts worry me. I have never heard that independent construction experts also offer tendering and awarding support. It might exist, but it is probably quite rare.

liwandreas schrieb:

Maybe that’s why I couldn’t find answers in the forum, because most people here are much deeper into the subject.

I find that hard to believe—unless, of course, the search function here is not the best. But with search terms like “direct awarding” / “self-awarding,” “construction management” / “site supervision,” you should quickly be flooded with information here. Apprentice builders trying to chase bargains are not uncommon (even here).

liwandreas schrieb:

So simply put—what options for construction supervision exist or can be recommended? I understand that an architect / general contractor "is worth a lot," but paying 60,000, 70,000, 80,000 EUR for an “all-inclusive package,” when I can get an independent expert for a fraction of that, just doesn’t add up in my mind…

An architect is at least worth their fee, especially when combined with a general contractor. But whether you want to contract with a general contractor should be clarified first with your independently appointed, freelance architect. I recommend (see “A house-building roadmap for you too: the HOAI phase model!”) that you first find an architect and commission module A. After that, you will know how well you work together, then commission module B, and after that, with the detailed plans (phase 5) in hand, you can consider hiring an independent tendering specialist—my classic “favorite suggestion,” however, is usually to have the architect also handle module C.

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