ᐅ Architectural Services – What Is Common at Each Stage?

Hello!

We are remodeling a single-family house and upgrading it for energy efficiency. The whole process has been ongoing since January 2024 with an architect. In the beginning, everything went to our complete satisfaction; for example, the remodeling designs successfully reflected our ideas.

However, we now feel that progress is slowing down. Of course, the HOAI clearly outlines the basic services for each phase. But which of these are actually visible to the client? So far, the whole process seems quite opaque to us. Therefore, I would appreciate your assessments on whether this is still within a normal range or if we need to be more vigilant.

The architect carried out the preliminary investigation and conceptual design phases free of charge in advance. We then signed the architect contract covering service phases 3 and 5 through 8. Based on the cost estimate from phase 2, a fixed price of €29,125 net was agreed upon, regardless of how the actual construction costs develop.

So far, we have received partial invoices at irregular intervals. Including the last invoice, we have paid 100% of service phase 3 (design planning), 80% of phase 5 (execution planning), and 30% of phase 6 (preparation of the contract award).

What especially raises doubts for us is that, despite several requests, we still have no cost calculation, which should actually be a standard part of phase 3. The reasons given by the architect for the missing cost calculation have been varied – for example, waiting for missing quotes from tradespeople or because we had not yet decided on the amount of tile backsplash. Besides the cost calculation, a construction schedule is also missing.

Here is a list of the services delivered so far, as far as we can see:
- Cost estimate from phase 2 (at the secondary level of cost breakdown, status: February 2024)
- Floor plans (ground floor, upper floor, section, system section) - scale 1:50
- Foundation plan 1:50
- Roof plan (1:50) with section (1:20) and system diagram
- Elevations east/west, north/south (1:50)
- Calculation of living and usable areas
- Sanitary planning (1:50)
- Listing of existing windows
- Specification sheet for window constructions

From what he has told me, he has also obtained quotes from two roofing contractors and two window manufacturers. Inquiries for other trades are apparently still ongoing. He assured me that excavation work (for the foundation insulation) and demolition work can begin at the beginning of August. However, I have not yet seen any offers or contracts for these.

Are the services provided so far within the usual range? Or is there cause for concern?

He has finally provided a cost calculation, which seems to explain why he stayed so quiet for so long. The total expense has increased from the initial estimate of €426,800 to a substantial €544,300. This corresponds to a rise of 27.5%!

And this comes at a time when the financial planning was already finalized, also because he repeatedly assured us that costs would stay within the estimated range. Somehow, we will manage the financing anyway. But I now have the feeling that his cost planning is not being done thoroughly, especially since construction work has not even started.

I also don’t get the impression that the costs increased due to special requests or unforeseen issues. For example, the estimate included €5,000 (about $5,400) for the screed, but now it is €9,000. The floor area has not changed. How can someone who should have experience in construction be off by almost double? The thermal insulation for the top floor ceiling was apparently completely missing from the cost estimate (€13,500), as was the perimeter insulation (€5,500). At that time, an Energy Efficiency House 40 standard was planned, but now we are aiming for Energy Efficiency House 70.

And, more generally: do the costs of nearly €550k for the renovation of a detached single-family house (built in 1975) to an Efficiency House 70 standard seem realistic to you?

Budenzauber schrieb:

Do you think the cost of nearly 550,000 € for renovating a detached single-family house (built in 1975) to an Efficiency House 70 standard is realistic?

For 250–300 m² (2,690–3,230 sq ft) of living space, definitely. Why only 70?

With 90% self-performed work, I recently paid around 120,000 € including exterior work for a KfW 55 standard (200 m² (2,150 sq ft), of which 120 m² (1,290 sq ft) were upgraded inside to new-build standards—the original condition was mid-1960s). So there is a wide range.

Tell us more about the house and what exactly will be done. For a 100 m² (1,080 sq ft) house, that’s completely overpriced. For a 400 m² (4,300 sq ft) house, the estimate might be too low. What level of quality do you want? And so on.
A full renovation (really redoing everything) is not that far off from new construction, but you won’t get below 2,000 €/m² (about $186/sq ft) if everything is done by professionals.

The living space is 173 sqm (1,862 sq ft), so we are now at €3,146 per sqm (€292 per sq ft). The house has, besides the living and bedrooms, two children’s rooms, a guest room, and a study, and is located in the Cologne/Bonn area. I would describe our desired quality standard as upper mid-range. However, nothing is documented in writing. Are there any standards for this?

Yes, it is a major renovation, including new flooring (underfloor heating), windows, insulation, and roofing. We are also making some changes to the floor plan, but these are limited to removing some walls and installing new drywall partitions. Electrical and plumbing work must be completely redone, which also requires breaking up the concrete slab in some places (€11,000). These additional costs compared to the initial estimate were communicated, but on the other hand, €24,000 for earthworks for geothermal energy will be saved, since we are now opting for an air/water heat pump instead.

We can only achieve an energy efficiency standard of EH 70 because the house has no basement, which makes insulation of the concrete slab very difficult. In addition, there are several challenging thermal bridges. Our energy consultant, who calculated all of this, seems very competent and says that meeting EH 70 is just barely possible.

At the first meetings, it was still said that we would reach “new build standard” for about €300,000. With the cost estimate, we were then at €426,000, and now we are at €545,000, without significantly changing our requirements. I feel a bit like the earlier figures were just to get us as customers. And I wonder where the costs will end up if they keep increasing every few months.

Budenzauber schrieb:

We can only achieve EH 70 because the house doesn’t have a basement, which makes insulating the foundation slab very difficult.

Understood. Using VIPs (vacuum insulated panels) as insulation beneath the screed would be one (expensive) option.

Budenzauber schrieb:

The living area is 173 sqm (1,863 sq ft), so we are now at €3,146 per sqm (€292 per sq ft).

For a full renovation including changes to the floor plan and architect fees, that seems reasonable.

Budenzauber schrieb:

I would describe our desired quality level as (upper) mid-range. But nothing is documented in writing. Are there standards for this?

No.
Generally, upper mid-range means things like large-format tiles or hardwood flooring, floor-to-ceiling windows, bathrooms with both shower and bathtub, comprehensive electrical installations, and so on.

Budenzauber schrieb:

At the first meetings, it was mentioned that we could reach “new build standard” for about €300,000.

The architect SHOULD have known clearly that this wouldn’t be possible.

Budenzauber schrieb:

I feel a bit like the earlier figures were just used to attract us as clients.

Quite possible.

Get involved in the tender process yourselves. Contact tradespeople you know or who are recommended by friends and acquaintances. There is probably still potential for savings.

Thank you very much for your assessment; that already helps me a lot! Yes, for example, we have some floor-to-ceiling windows and a very large window section in the living room. So that makes the overall costs more plausible. However, it unfortunately does not explain the significant cost increases in some areas (interior plaster: €4800 => €8000, screed: €5000 => €9000, floor coverings: €15,300 => €23,500).

Thanks also for the advice regarding involvement in the tendering process. One of the reasons for hiring the architect was actually so that we wouldn’t have to handle this ourselves. (Not so easy due to the geographical distance as well as private and professional circumstances.) This probably only works with the architect’s involvement anyway, since we lack the technical experience and detailed knowledge of the trades to conduct our own tenders. Except for a window list, I have no descriptions of the individual trades.