ᐅ Building without detailed construction planning if...

Good morning dear forum,

as the title suggests, I have a question regarding the detailed design phase, but unfortunately, I need to provide some background first:

We worked with an architect on the planning permission stage, and the building permit / planning permission application has been submitted. We have a friend who is a contractor (civil and structural works) supporting us privately with our project. He recommended an engineering firm for phases 6-9 (execution planning and supervision), with whom he likes to cooperate because they are both technically skilled and personally reliable.

We have now met with the engineering firm. They will handle the commercial aspects and the tendering, and one of their engineers is an energy consultant and building surveyor who would take over the site management / construction supervision. So far, so good.

Now to the main reason for my question:
The future site manager has reviewed our plans and found them very good. So good, in fact, that he suggested, once he receives the structural engineer’s plans and possibly one or two additional detailed drawings (including floor and roof construction), we could forego the execution planning phase. After a brief discussion with our contractor friend, this would be possible but would mean more coordination effort for the site manager.

Naturally, we are somewhat uncertain. On the one hand, we want to build a house without major defects or problems, but on the other hand, this option is financially tempting for us.

Can we rely on the statement of the site manager, who is also a building surveyor, or how would you proceed? What can we do to avoid any pitfalls?

Thank you in advance for your answers.

If any additional information is needed, I am happy to provide it.

Best regards

P.S.: Maybe it’s important to mention: we are building a fairly “simple” house in terms of structure, with no complicated walls or ceilings as far as I can judge.

Hello Tagtraum,

Personally, I wouldn’t do that. If the plan is already that good, the detailed drawing shouldn’t be that complicated. I’ve heard of stairs being at the wrong height and windows with incorrect sill height...

How much would it cost to have the execution plan completed?

Hello WildThing,

The detailed construction planning would still cost us around 12,000€.

So, would you prefer to skip the detailed construction planning and opt for detailed drawings instead?

Tagtraum85 schrieb:
The detailed construction planning would still cost us about €12,000.

Even if you consider your house to be "simple," there can still be details beyond the scope of the specialist planners that need careful planning. And with the fee mentioned for design phase 5, your house is already larger or the requirements are higher.
This is not a problem as long as everything goes smoothly. If not, the first question is: Who planned what?

I agree. If the building supervisor provides you with a written statement taking full responsibility despite missing plans... so be it. However, he probably won't do that, and to be honest: in relation to the total construction cost, 12,000 euros (approximately 13,000 USD) is likely a relatively small amount, isn’t it?

@Wanderdüne
That's right, you’re correct. I checked again, and phases 5 and 6 of the work are included in the €12,000. The detailed construction planning would then be only about €9,500.

We have a living area of 144m² (1,550 sq ft), and the plans or drafts can be found here as well.

Am I correct in assuming that the detailed construction planning is mainly needed for the shell construction, floor structure, and roof structure?

Doesn’t the structural engineer also specify how these elements need to be implemented?

Thanks and best regards