ᐅ Phases 1-3 with the architect and a fixed-price offer—is there any drawback?

I would never pay HOAI's exorbitant fees for a single-family house. So far, I have paid 3.5% gross for the building permit/planning permission with two different architects. Structural engineering cost 1,800 gross. Anyone who pays HOAI rates has only themselves to blame.

11ant schrieb:

What fits with what you are planning?

From phase 4 onward, it’s best to handle the entire package with the same person and not split it up from that point on.

11ant schrieb:

Definitely take a break after phase 2. This pause is important to get used to—not always easy for many self-builders—to not jump back into evidence gathering in the middle of a presentation.

I’m a bit unsure about this. The timing of the break as a thinking pause is clear. I was just assuming that we would proceed through phase 3 and then review the market to decide if building makes sense (not financially, but regarding material availability). If I only commission up to phase 2 now, then if everything fits and the market remains tight, I would feel awkward having to add phase 3 separately later. Whether it continues with a general contractor or self-managed afterward primarily has nothing to do with personal preference.

Smarti99 schrieb:

So far, I have paid 3.5% gross for the building permit / planning permission with two different architects.

And exactly what was included in this fee? Everything that an architect typically does up to phase 4 without special preliminary work from the clients? The architect isn’t a close relative or anything like that?

Araknis schrieb:

At the latest by design phase 4, the whole package should be handled by the same person and should not be split from that point onward.
[...] adding design phase 3 separately afterwards. Whether to continue with a general contractor (GC) or self-manage after that primarily has nothing to do with personal preference.

If you want to stay with the initial architect, you would remain with them through design phase 8. If the chemistry isn’t right, it’s best to switch after design phase 2, because design phase 3 should definitely be done by the same person handling at least through phase 5 (phases 3, 4, and 5 build continuously on each other). After phase 5’s results, you can then ask yourself the second key question: whether to contract directly with a GC (as a first-time builder, please NEVER do self-managed direct contracts for individual trades!) or continue with the architect under module C (design phases 6 through 8).

Araknis schrieb:

I am a bit uncertain now. The pause in time intended as a thinking break is clear to me. But I had assumed we would proceed through design phase 3, then review the market to decide if building makes sense (not financially, but in terms of material availability). Now, if I commission only through phase 2, I would feel awkward to add design phase 3 later as a separate order if everything is fine and the market is still tight.

If you want to stick to the plan of commissioning design phases 1 through 3 initially, then phase 3 is simply the second part of the first contract module “added on” but from the start included in the scope of the first contract module. It would only be “added separately” in terms of timing. Engaging a freelance architect with a first (or only) contract module only makes sense if you are certain you want to contract with a “turnkey” GC later, since only then is commissioning design phases 1 through 3 a smart choice. A cut after design phase 3 makes sense exclusively when building with a “turnkey” GC.

In my experience—as an advisor to clients, not personally (then I always recommend design phases 1 through 8 according to my modular system, see post #2)—I would proceed as follows:

1. Commission the architect with “Module A” (design phases 1 and 2 always bundled, as splitting them doesn’t make sense);
2. Pause to reflect on the results of Module A and decide if you accept and want to continue with it; the only sensible answers are “yes” or “no,” and whether you want to continue with this architect—the pause must not end in indecision;
3. Request bids from possible GCs of all construction methods based on the preliminary design (sufficiently detailed for an initial rough selection);
4. Review the bid results with the architect, decide on the construction method—“masonry or timber”—there’s no room for “don’t know”;
5. Reflect on fundamental questions: a) whether you choose from a standard house catalog or pursue a custom design, and b) whether the house will be site-built or prefabricated;
6. Commission the architect accordingly with either only design phase 3 or the full “Module B” ...

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Araknis schrieb:

Starting from design phase 4, it’s best to have the entire package handled by the same person and not separate it from that point onward.

I’m a bit uncertain about this. The time gap as a mental break is clear. However, I was initially assuming we would proceed up to design phase 3 and then evaluate the market to decide if building still makes sense — not financially, but in terms of material availability. If I only commission up to design phase 2, then if everything fits and the market remains so tight, I would feel odd having to add design phase 3 separately later. Whether we continue with a general contractor or self-build after that would mainly have nothing to do with personal liking.

And what exactly did they do for this fee? Everything that an architect usually covers comprehensively up to design phase 4 without much prior input from the client? The architect is not directly related to you, is he?6

Design phases 1 to 4

Not related by blood or marriage.
I contacted 10 architects and chose the one with the best price-performance ratio. The second building project was even an eight-unit residential building for 3,500 EUR.

Smarti99 schrieb:

I contacted 10 architects and chose the one with the best price-performance ratio. The second construction project was even an 8-family house for 3.5k.

Good heavens. Did you contact the architects through myH***er, or where does one find someone willing to design an eight-family house for intern-level pay (and what can you actually expect from such a person)?

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Reverse question: Why should I pay more when I can clearly get the same service on the market for less money?