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?
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?
N
nordanney26 Jul 2024 15:47Budenzauber schrieb:
Originally, one of the reasons to hire the architect was so we wouldn’t have to do everything ourselves. (Not so easy due to the distance and both private and professional circumstances.) This probably only works with the architect’s involvement, since we lack the technical experience and detailed knowledge of the trades to create our own tenders. No, you’re not supposed to do anything yourself. You misunderstood me. In design phase 5, the architect prepares the tender documents. Often 20 pages for the shell construction, 8 for windows, 5 for interior plastering, 3 for the screed, 15 for the roof frame including roofing, and so on.
Since much of the work will be on an existing building in your case, the shell construction might be excluded, but I would request all the other tender documents from the architect NOW. You are paying a lot of money for this – and you should definitely ask to have the completed tender documents submitted. Feel free to hold the architect accountable.
These documents show in great detail which qualities, quantities, and specific tasks are to be carried out.
With these tender documents, you can easily contact another 138 companies – that’s what it means. Every company you ask will be requested to quote for exactly the same scope of work. And if you or people you know are aware of additional local companies near the construction site, just invite them to bid as well.
A tender could look like this, for example (there are of course many more items such as expansion joints, perimeter insulation strips, readiness checks for covering, or optional skilled labor hourly rates for unforeseen work):
Budenzauber schrieb:
Screed: €5,000 => €9,000 Screed = plain screed or with additional services? For a basic cement screed about 6cm (2.4 inches) thick without extras, I would expect around €20/sqm (about $20/sq ft). €9,000 is either a very large area, includes additional services, or is simply expensive.
B
Budenzauber26 Jul 2024 16:12Your insights are invaluable! I would have expected such tender documents to exist, but I have never seen them, and honestly, I wouldn’t be surprised if they don’t. So far, we have paid 80% of phase 5 services, so one can assume that most of it has been completed.
The construction plan we have only states “screed 70mm (2.75 inches).” As mentioned, we don’t have a quantity list or anything similar. It is also unclear to me what exactly is included under the item “screed” in the cost calculation. I assume it covers both material and labor costs?
Here is an excerpt from the cost calculation. Is this (in my opinion rather unspecific) breakdown common in phase 3? Formally, there has been hardly any change compared to the cost estimate from phase 2, mainly just the figures.
nordanney schrieb:
Screed = pure screed or with additional services. For a plain cement screed without extras, I would estimate around €20/sqm (+/-) at 6cm thickness. €9,000 is either for a huge area, includes additional services, or is simply expensive.
The construction plan we have only states “screed 70mm (2.75 inches).” As mentioned, we don’t have a quantity list or anything similar. It is also unclear to me what exactly is included under the item “screed” in the cost calculation. I assume it covers both material and labor costs?
Here is an excerpt from the cost calculation. Is this (in my opinion rather unspecific) breakdown common in phase 3? Formally, there has been hardly any change compared to the cost estimate from phase 2, mainly just the figures.
N
nordanney26 Jul 2024 17:03Budenzauber schrieb:
Here is an excerpt from the cost calculation.If there is logic and understanding behind it and all items have been included, that’s fine. Of course, you can break it down further if needed.
For clarification: Quantity surveying and tender preparation, including the creation of bills of quantities (BOQs), are services covered under service phase 6. A tender requires a neutral BOQ for each trade, which provides contractors with a consistent and comparable basis for their bids. This BOQ must specify the quantities of the requested services in meters, square meters, cubic meters, or as units. It also must include a clear technical and material description of the service, referencing the relevant DIN standards and technical regulations. Ideally, the scope for interpretation by the bidder should be zero.
Service phase 5 covers the construction and detailed design planning, which is essential for processing the subsequent service phase 6. If you have already paid for about 80% of service phase 5, your architect should be able to provide you with the corresponding construction drawings.
These include, for example, drawings at scales of 1:50 or 1:25 for demolition, shell construction, carpentry, roofing, etc., up to detailed drawings at scales of 1:10 or 1:5 for specific complex details such as screed/floor build-ups, waterproofing works, metal construction, drywall, and interior finishing.
Service phase 5 covers the construction and detailed design planning, which is essential for processing the subsequent service phase 6. If you have already paid for about 80% of service phase 5, your architect should be able to provide you with the corresponding construction drawings.
These include, for example, drawings at scales of 1:50 or 1:25 for demolition, shell construction, carpentry, roofing, etc., up to detailed drawings at scales of 1:10 or 1:5 for specific complex details such as screed/floor build-ups, waterproofing works, metal construction, drywall, and interior finishing.
B
Budenzauber2 Aug 2024 09:22wpic schrieb:
So, if you have already paid 80% of work phase 5, your architect should be able to provide you with the corresponding construction drawings. I have requested the documents from him. Yesterday, I received a new set of plans, which includes the following:
- Facade/perimeter insulation (indicated on the floor plan)
- Demolition work (on the floor plan)
- Masonry (on the floor plan)
- Drywall partitions (on the floor plan)
- Window locations and measurements (in the elevations)
- Sanitary piping and connections (in the plumbing plan)
- Insulation of the top floor ceiling
- Changes to the roof structure
As a layperson, I cannot assess whether the level of detail is sufficient. However, the drywall installer would have to improvise with these plans, as, for example, the constructions under the stairs are not clear from the floor plans.
At first glance, heating and electrical plans are still missing. Is it correct that with this, I have about 80% of the plans from work phase 5?
Regarding the electrical planning, he says that we should mark where we want outlets and so on. Is it common practice in electrical planning that the client first provides a draft? I would have preferred that the "expert" makes proposals to which we could then suggest changes.
M
MachsSelbst2 Aug 2024 13:17The expert doesn’t know how you want to furnish the space or where you plan to place lamps, electrical appliances, etc. They can certainly help you plan this as well, but of course, it will cost extra.
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