ᐅ Building with an Architect: Which Project Phases Are Useful?

Hello everyone,

We are currently planning our house and are working on the design phase with our architect. Since I have never built a house before, it is quite difficult for me to estimate the required services. We know for sure that we will not be choosing a turnkey option, but will be doing a lot of the interior work ourselves.

Now I am wondering which architect service phases we actually need. I believe phases 1-5 are clear; without them, I wouldn’t get a usable plan. But beyond that, I lack experience. Are phases 6 and 7 absolutely necessary, or can I already hire a mason or roofer with the plans provided after phase 5? If the structural calculations are done based on the plan, the contractors should know what materials and specifications to work with, right?

Regarding construction management / supervision, I am also wondering whether it is more sensible to have this done by the architect or a third party. Since many trades inside the house will be done by ourselves, any necessary supervision would mostly concern the structural shell.

I would be very grateful for recommendations and experiences from other homeowners…

Hello,

Sambi1511 schrieb:

We know for sure that we will not choose a turnkey solution but will do a lot of the interior construction ourselves.

Now my question is which architect service phases we actually need. I think phases 1 to 5 are clear, without them I won’t get a usable plan. But from here on, I lack experience. Do I absolutely need phases 6 and 7, or can I also hire a mason or roofer with the plan I get after phase 5? If the structural calculations have been done based on the plan, the trades should know what to install, right?

Are you able to create a quantity survey/bill of quantities based on service phase 5, and do you really trust yourself to check the incoming tender documents for completeness? By the way, the architect, if commissioned for service phase 6, also verifies the incoming invoices for accuracy after the agreed work has been completed.

Sambi1511 schrieb:

Regarding site management/site supervision, I’m wondering whether it’s better to have this done by the architect or a third party. Since many trades will be done ourselves inside, necessary supervision will probably focus mainly on the shell construction.

Who will carry out the rough-in work for electrical and plumbing, and who will certify these trades as a qualified inspector? Are you sure that a second pair of eyes isn’t advisable for these critical trades?

As for site supervision, I always recommend involving external support. It is always beneficial—especially if the architect contacts contractors they have worked with for a long time—to have a neutral person as a buffer for potential disputes. This neither causes nor escalates conflicts!

By the way, it’s interesting what you, as a layperson, feel confident to handle.

Best regards, Bauexperte

Bauexperte schrieb:
Hello,

Can you create a quantity calculation/bill of quantities based on work phase 5, and do you really feel confident checking the incoming tender documents for completeness? By the way, the architect, who is commissioned for work phase 6, also checks the incoming invoices for accuracy after the agreed work is completed.

According to our architect, invoice verification takes place in work phase 8. Of course, I cannot prepare a quantity calculation and I have no experience in doing so. However, I also cannot imagine that every contractor relies solely on the architect’s calculation. So the question is whether this is absolutely necessary?

Who is responsible for the electrical and plumbing rough-in work, and who will approve these trades as a qualified supervisor? Are you sure that having a second set of eyes is not useful for these critical trades?

There are already very good local companies that would be contracted for the installation. The issue is less about supervision—which a third party can also handle for these trades—and more about whether I need a detailed scope of work, for example, to contract the plumbing work?

By the way, it’s interesting what you, as a layperson, feel confident doing

I certainly do not take on more than I am capable of. However, since several contractors are present in my friend and family circle, much of the interior work will be done as self-performance. For tasks where I have no knowledge, I leave it alone. That’s why I am asking whether construction supervision is better handled by the architect or a third party.

Sambi1511 schrieb:
We are currently in the design planning phase with our architect...

.. who exactly is supposed to judge that in an online forum? The real question is, how good is your architect? I know architects who would at most receive Phase 1 (concept and feasibility) from me, while others would only get site management... besides, the architect can only charge you for the service phases they have actually performed or that you have commissioned...

Bauqualle schrieb:
.. who is supposed to judge this in an online forum? The real question is, how good is your architect? I know architects who I would only give up to Phase 1 of services, others just the site supervision ... besides, the architect can only charge you for the service phases they have actually provided or that you have commissioned ...

I was mostly interested in whether it is even advisable to hire the architect for site supervision or if that might lead to conflicts of interest. Often the architect works with the same companies repeatedly. So I wanted to know if it would be better to appoint a third, independent party for the site supervision instead.

Hello,

Sambi1511 schrieb:

Of course, I can’t prepare a detailed quantity survey and I have no experience with that. However, I also can’t imagine that every tradesperson depends on this breakdown from the architect. That’s why I’m asking if these are absolutely necessary?

Yes. If not based on the quantity survey and the resulting bill of quantities, how do you want to verify the invoices?

Sambi1511 schrieb:

... but rather the question whether I need a precise scope of work description in order to, for example, commission the plumbing work???

Yes – otherwise, how are the tradespeople supposed to know which technical specifications they have to deliver?

Sambi1511 schrieb:

I certainly don’t overestimate my abilities. However, since various tradespeople are among my friends and family, a lot of interior work can be done as self-performed work.

That’s always a tricky matter – they probably don’t work for free just for the fun of it, right? You must also register helpers with the workers’ compensation insurance; accidents sometimes happen faster than you can say “oops.” The more important question is whether they are reliable and will meet their commitments regarding construction deadlines?

However, I don’t really understand your question. You have – probably for good reason – opted for a very individual building design, fully aware that architectural costs are higher than with a general contractor (GC). So why are you now questioning some service phases?

Best regards, Bauexperte