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.
RotorMotor schrieb:
12 front doors from Prohaus are quite rare.The irony lies in the details 😉
askforafriend5 Mar 2021 13:19Tolentino schrieb:
But not with a general contractor who builds 15-30 houses a year... The mentioned general contractor, who charges this surcharge, claims to build about 150-200 houses per year.
askforafriend5 Mar 2021 13:22Tamstar schrieb:
@askforafriend
2370 x 115.6 / 113.4 = 2416
For 150 m² (1,615 sq ft) of living space, that’s €360,000 just for the building.Thank you very much, Tamstar! That gives us a good feeling! Would those also be the “eligible costs” people always talk about? Or does the architect refer to the total volume – including outdoor areas, carports, if those are part of the design?
askforafriend schrieb:
Many thanks, Tamstar! That gives us a good feeling! Would these also be the "eligible costs" that are often mentioned? Or does the architect refer to the total scope – including outdoor facilities, carports, if he plans them as well? Exactly, these costs are usually the net construction costs of the building.
His fee is based on that.
In my opinion, working with a good architect simply delivers more value and higher quality for your money.
If you stay disciplined and avoid major changes during construction, the estimate will generally be fairly accurate. Going about 10% over budget is usually expected, considering surprises during earthworks.
For me, the key advantage of a good architect is their personalized and professional planning. For the general contractor (GC), it usually doesn’t matter whether the house is positioned perfectly or functions well for everyday use. They will build anything as long as the client is satisfied.
They might have some good pre-made designs, but these tend to decline in quality with each modification.
An architect, on the other hand, plans with much more passion. Ideally, they want to deliver top-quality work and create a showcase project that reflects their skills. They also think about practical workflows inside and around the house and engage intensively with the environment, location, and zoning restrictions (building permit / planning permission).
If you contribute your own labor, an architect is definitely a better choice. Liability and warranty issues, which are often problematic with GCs, are less of a concern, and scheduling tends to be more flexible.
If you find an architect who seems competent and likeable, go with them—your instinct about the GC is often correct. The additional costs are minimal; for example, €2300 (around $2500) can already buy a nice front door, and that’s just the surcharge for a different color.
To me, the increasing popularity of building with a GC can only be explained by people’s desire for security. In the end, however, 90% of clients pay more than expected, many significantly more than they anticipated when signing the contract.
If you stay disciplined and avoid major changes during construction, the estimate will generally be fairly accurate. Going about 10% over budget is usually expected, considering surprises during earthworks.
For me, the key advantage of a good architect is their personalized and professional planning. For the general contractor (GC), it usually doesn’t matter whether the house is positioned perfectly or functions well for everyday use. They will build anything as long as the client is satisfied.
They might have some good pre-made designs, but these tend to decline in quality with each modification.
An architect, on the other hand, plans with much more passion. Ideally, they want to deliver top-quality work and create a showcase project that reflects their skills. They also think about practical workflows inside and around the house and engage intensively with the environment, location, and zoning restrictions (building permit / planning permission).
If you contribute your own labor, an architect is definitely a better choice. Liability and warranty issues, which are often problematic with GCs, are less of a concern, and scheduling tends to be more flexible.
If you find an architect who seems competent and likeable, go with them—your instinct about the GC is often correct. The additional costs are minimal; for example, €2300 (around $2500) can already buy a nice front door, and that’s just the surcharge for a different color.
To me, the increasing popularity of building with a GC can only be explained by people’s desire for security. In the end, however, 90% of clients pay more than expected, many significantly more than they anticipated when signing the contract.
M
Myrna_Loy5 Mar 2021 14:18Plans with architects often become more expensive because they show you nicer sample materials – new products from trade fairs, higher-quality finishes – and you tend to want those as well. 😀 My weekend grocery shopping at the discount store is also cheaper than if I were to roam the delicatessen section.
Similar topics