ᐅ Comparability of Costs: Architect vs. General Contractor
Created on: 4 Mar 2021 16:57
A
askforafriend
Hello dear forum,
We are currently in the planning phase for a single-family house. We have requested quotes from several general contractors and have also spoken with a very approachable architect. We would be happy to present our building project (BVH) in detail at a later stage!
Overall, we much prefer the transparency and approach of the architect compared to the initial consultation with the general contractor. We understand that over time, we will also speak with an architect/planner through the general contractor who will discuss details with us. We have thoroughly researched the advantages and disadvantages both in this forum and through various guides.
At this stage, our main focus is on comparing the cost estimates from the general contractors versus the architect. The general contractor states the costs as a fixed price (based on the building and scope of services description) plus our additional requests (extra electrical outlets, KfW standard, etc.). A rough total for the house including additional requests was, for example, 410,000 euros. This naturally also includes architectural/planning/engineering services according to the scope of work description.
Land leveling.
Discussions about your building project together with you during planning and construction meetings. Preparation of building permit/planning permission documents at a scale of 1:100 in the required number of copies for the authorities.
You will receive an additional set of plans for your personal records.
Development of working drawings (scale 1:50) as well as any necessary detailed drawings.
Creation of structural engineering plans (standard structural design for the respective house type) including any required building physics reports for thermal and fire protection.
Calculation of energy demand and preparation of the energy performance certificate. A copy will be provided for your records.
Preparation of public funding applications, if required.
Site management and construction supervision up to handover of the house.
Support during the warranty period.
When we first met with the architect, he took out a book labeled BKI to provide a rough estimate of the feasibility of the building project based on this data. He calculated roughly 3,000 euros per square meter and 150 square meters (1,615 square feet) of living space, resulting in a total of 450,000 euros.
The big question now is: Does this amount exclude his fees or do these average construction costs per square meter already include the services mentioned above? This might be a somewhat naive question, but it’s really unclear to us. Is there a list of costs that are included in these average rates?
We have an appointment with him next week for a more detailed cost assessment.
Thank you very much for your feedback, and I wish you a pleasant week.
We are currently in the planning phase for a single-family house. We have requested quotes from several general contractors and have also spoken with a very approachable architect. We would be happy to present our building project (BVH) in detail at a later stage!
Overall, we much prefer the transparency and approach of the architect compared to the initial consultation with the general contractor. We understand that over time, we will also speak with an architect/planner through the general contractor who will discuss details with us. We have thoroughly researched the advantages and disadvantages both in this forum and through various guides.
At this stage, our main focus is on comparing the cost estimates from the general contractors versus the architect. The general contractor states the costs as a fixed price (based on the building and scope of services description) plus our additional requests (extra electrical outlets, KfW standard, etc.). A rough total for the house including additional requests was, for example, 410,000 euros. This naturally also includes architectural/planning/engineering services according to the scope of work description.
Land leveling.
Discussions about your building project together with you during planning and construction meetings. Preparation of building permit/planning permission documents at a scale of 1:100 in the required number of copies for the authorities.
You will receive an additional set of plans for your personal records.
Development of working drawings (scale 1:50) as well as any necessary detailed drawings.
Creation of structural engineering plans (standard structural design for the respective house type) including any required building physics reports for thermal and fire protection.
Calculation of energy demand and preparation of the energy performance certificate. A copy will be provided for your records.
Preparation of public funding applications, if required.
Site management and construction supervision up to handover of the house.
Support during the warranty period.
When we first met with the architect, he took out a book labeled BKI to provide a rough estimate of the feasibility of the building project based on this data. He calculated roughly 3,000 euros per square meter and 150 square meters (1,615 square feet) of living space, resulting in a total of 450,000 euros.
The big question now is: Does this amount exclude his fees or do these average construction costs per square meter already include the services mentioned above? This might be a somewhat naive question, but it’s really unclear to us. Is there a list of costs that are included in these average rates?
We have an appointment with him next week for a more detailed cost assessment.
Thank you very much for your feedback, and I wish you a pleasant week.
About the BKI:
There are cost groups (100–800: land, site development, building construction, technical installations, outdoor facilities, fittings, incidental costs, and financing costs). The BKI mainly focuses on cost groups 300 and 400 (= building costs). These correspond roughly to 100%, with the other costs added on top. In the 2019 BKI (meaning the figures should be adjusted for 2021), for example, an average gross cost of €2370/m² (sq ft) of living area is given for building costs of a single-family house with a basement and medium standard. The remaining cost groups add about 40% on top on average.
About cost tolerance:
Yes, there are tolerances. At the beginning, they can be up to 30%. If you set a cost limit, the architect is also liable (which is why they tend to be reluctant to agree to that).
There are cost groups (100–800: land, site development, building construction, technical installations, outdoor facilities, fittings, incidental costs, and financing costs). The BKI mainly focuses on cost groups 300 and 400 (= building costs). These correspond roughly to 100%, with the other costs added on top. In the 2019 BKI (meaning the figures should be adjusted for 2021), for example, an average gross cost of €2370/m² (sq ft) of living area is given for building costs of a single-family house with a basement and medium standard. The remaining cost groups add about 40% on top on average.
About cost tolerance:
Yes, there are tolerances. At the beginning, they can be up to 30%. If you set a cost limit, the architect is also liable (which is why they tend to be reluctant to agree to that).
askforafriend5 Mar 2021 10:15ypg schrieb:
So, I actually believe that steel stringers are cheaper than concrete 😉 In our case, the concrete staircase without finish would be 10,000 euros more expensive. I’m already doubting that 🙂 But: I just don’t know, so you end up with no really good feeling. Friends of ours have offers from 2–3 staircase specialists, so that’s really the reality.
ypg schrieb:
Why don’t you use a general contractor (GC) who has anthracite already included in the scope of work? For us, the whole anthracite package cost 2,300 euros. In the scope of work, the wooden door was listed as a color option 🙂 That would be an option, sure. But there isn’t a huge choice of general contractors (or main contractors) in the region, so there aren’t like 10 GCs to pick from. And about “it’s included in the scope of work”: if the concrete staircase were included in the scope, we would probably have to pay extra for a steel stringer staircase (that’s how it seems to us right now) 😀
askforafriend5 Mar 2021 10:21Tamstar schrieb:
Regarding the BKI:
There are cost groups (100-800: land, site development, building construction, technical systems, outdoor facilities, fittings, incidental costs, and financing costs). The BKI primarily focuses on cost groups 300 and 400 (= building costs). These correspond roughly to 100%, with the other costs added on top. In the 2019 BKI (meaning the value should still be indexed to 2021), for example, the average gross building costs for a basement single-family house with medium standard are listed as €2370/m² (22.03 sq ft) of living space(!). The other cost groups amount to around 40% on top of that on average.
Regarding cost tolerance:
Yes, there are tolerances. At the start, they can be as much as 30%. If you set a cost limit, the architect is also liable (which is why they tend to be reluctant to agree to that). Thanks, Tamstar! Do you have experience with how this value can be indexed? I assume prices have risen significantly since 2019! As mentioned, the architect initially (in the first consultation) estimated nearly €3000 (approximately $3200) per square meter.
askforafriend schrieb:
In our case, the concrete staircase would be 10,000 euros more expensive without a covering.Yes, then it is very likely due to the circumstances for the general contractor (GC)! Concrete staircases are either cast in place or, for simplicity, delivered as precast elements lifted by a crane into the floor. I’m not sure whether the crane needs to come for each floor. The GC will also have favorable terms with the staircase supplier. For the concrete stairs, the GC would now have to hire a subcontractor, obtain price quotes, and coordinate the logistics. Then there is the building structure, which might need to be adapted to the staircase. Decoupling from the staircase? I lack some technical expertise, but all of these factors can influence the pricing.I always find it amusing how often the same concerns come up.
The architect estimates the house price for the houses THEY design!
If I look for a BDA architect in the Stuttgart area, I quickly notice that a different standard is applied here compared to, for example, eastern Germany.
But again, it’s just an estimate, and it can be higher or lower.
Deviations occur when changes are made from the plan. The architect will never deviate from the plan without prior consultation.
I believe that with identical execution and the same level of commitment from homeowners regarding budget and design preferences, the overall price will be similar to that of a general contractor, but working with an architect simply offers more flexibility.
In my opinion, the most common price increases result from changed homeowner requests, not because the architect has made a major miscalculation.
And as an indicator of the planner’s level, you can usually tell quite quickly based on the price per cubic meter or square meter given.
If you realize that standard building is not for you, then always choose an architect!
And many also forget that with a well-functioning architect, I always have full cost control.
They don’t just show up after six months and say: “Ta-da, here is your house for 2 million...”
The architect estimates the house price for the houses THEY design!
If I look for a BDA architect in the Stuttgart area, I quickly notice that a different standard is applied here compared to, for example, eastern Germany.
But again, it’s just an estimate, and it can be higher or lower.
Deviations occur when changes are made from the plan. The architect will never deviate from the plan without prior consultation.
I believe that with identical execution and the same level of commitment from homeowners regarding budget and design preferences, the overall price will be similar to that of a general contractor, but working with an architect simply offers more flexibility.
In my opinion, the most common price increases result from changed homeowner requests, not because the architect has made a major miscalculation.
And as an indicator of the planner’s level, you can usually tell quite quickly based on the price per cubic meter or square meter given.
If you realize that standard building is not for you, then always choose an architect!
And many also forget that with a well-functioning architect, I always have full cost control.
They don’t just show up after six months and say: “Ta-da, here is your house for 2 million...”
askforafriend schrieb:
Thanks, Tamstar! Do you have experience with how this value can be indexed? I suppose prices have increased significantly since 2019! As mentioned, the architect initially estimated around €3000 (approx. $3200) during the first consultation. We are building with an Austrian architect, who based the 2021 figure on €2300 net (approx. $2450).
Maybe this serves as a reference for you.
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