Hello everyone, maybe someone can provide information on how the detailed design planning should be carried out. We are building with a general contractor, and the architectural services are included in the contract. In my opinion, and that of everyone directly or indirectly involved in the construction (except for the construction company, of course), the work delivered so far by “our” architect has been rather poor. He has only been to our site once because he is located 700 meters (approximately 435 miles) away. Regarding the building’s height alignment, our wishes were not met (which we only realized very late), causing the approval process to be delayed by at least two months. Now we have also learned that a construction supervision declaration should have been submitted, and because of that, we have to wait even longer for the building permit/planning permission. Once we finally have it, the execution planning (or shop drawings) must be done. I always assumed that another consultation would take place then, but today the general contractor told me that the architect will no longer come to us because it is not necessary. The house is basically planned, and if we have any interior change requests, we should communicate them by phone or email. Is this common practice, or can I request a consultation?
@alter0029 There are now several threads where the construction company you chose, NSK GmbH, does not miss any opportunity to respond to your questions. Wouldn’t it make sense to combine these into a single thread? Mr. Tunsch would probably appreciate that as well, so he doesn’t have to search the entire forum for your questions 🙂
Which architectural services are included in the contract? The excerpt posted by Mr. Tunsch is definitely incorrect in this context, as it does not concern architectural services at that point. Are you sure architectural services were included at all? There are also fully designed houses with complete structural engineering, where only structurally irrelevant changes are allowed (for example, an additional wall).
The preparation of the building notification/building permit is usually included in a general contractor (GC) contract. Most likely a building notification was submitted and something was incorrect. Then the issue is immediately forwarded for approval. This takes significantly longer, but even the best experience this occasionally. (It actually happens quite often.)
As mentioned in several threads already, answers can only be provided based on the information you give us. Then your chosen construction company can refute all points with more details from the scope of work/general contractor contract or similar documents. Either you put all the information on the table or the details here will not be able to help you further.
What you should do: Look for the specific sections Mr. Tunsch posted in your documents to see if they literally appear there. Terms and conditions/scope of work documents are often amended. Of course, what applies are the clauses signed for on your version of the contract 🙂
Which architectural services are included in the contract? The excerpt posted by Mr. Tunsch is definitely incorrect in this context, as it does not concern architectural services at that point. Are you sure architectural services were included at all? There are also fully designed houses with complete structural engineering, where only structurally irrelevant changes are allowed (for example, an additional wall).
The preparation of the building notification/building permit is usually included in a general contractor (GC) contract. Most likely a building notification was submitted and something was incorrect. Then the issue is immediately forwarded for approval. This takes significantly longer, but even the best experience this occasionally. (It actually happens quite often.)
As mentioned in several threads already, answers can only be provided based on the information you give us. Then your chosen construction company can refute all points with more details from the scope of work/general contractor contract or similar documents. Either you put all the information on the table or the details here will not be able to help you further.
What you should do: Look for the specific sections Mr. Tunsch posted in your documents to see if they literally appear there. Terms and conditions/scope of work documents are often amended. Of course, what applies are the clauses signed for on your version of the contract 🙂
@Payday
We have now visited almost all locations, and I am happy to provide you with a quotation from the construction specifications regarding the planning services.
The documents required for a building notification or building permit / planning permission application are prepared at a scale of 1:100 and in three copies. This service includes the approval planning (including living space and building form calculations), structural engineering calculations, thermal insulation verification, proof of compliance with the currently valid energy saving regulations, and the energy performance certificate. Upon commencement of construction, detailed drawings at scales of 1:50 and 1:20 are prepared and become the property of the client.
[U]Note[/U]
Additional documents that may become necessary, such as biotope compensation planning, applications for the removal of valuable trees, storage permits for oil heating systems, demolition applications, and similar items, must be agreed upon and paid for separately. Fees and expenses for building permits / planning permissions, structural engineering reviews, chimney inspections, and other official fees, as well as official site plans and subsequent surveying, are not included in the scope of services. The same applies to sewer connections as well as outdoor landscaping and paving work according to the drawings. The scope of services does not include representations of interior furnishings that are not mentioned in the construction specifications (e.g., drawn-in furniture, kitchens, fireplaces, and tiled stoves).
We have now visited almost all locations, and I am happy to provide you with a quotation from the construction specifications regarding the planning services.
The documents required for a building notification or building permit / planning permission application are prepared at a scale of 1:100 and in three copies. This service includes the approval planning (including living space and building form calculations), structural engineering calculations, thermal insulation verification, proof of compliance with the currently valid energy saving regulations, and the energy performance certificate. Upon commencement of construction, detailed drawings at scales of 1:50 and 1:20 are prepared and become the property of the client.
[U]Note[/U]
Additional documents that may become necessary, such as biotope compensation planning, applications for the removal of valuable trees, storage permits for oil heating systems, demolition applications, and similar items, must be agreed upon and paid for separately. Fees and expenses for building permits / planning permissions, structural engineering reviews, chimney inspections, and other official fees, as well as official site plans and subsequent surveying, are not included in the scope of services. The same applies to sewer connections as well as outdoor landscaping and paving work according to the drawings. The scope of services does not include representations of interior furnishings that are not mentioned in the construction specifications (e.g., drawn-in furniture, kitchens, fireplaces, and tiled stoves).
Question: How is it decided where each wall should be placed? How is the floor plan determined? A structural calculation is included, so the floor plan must somehow be part of that process. Or is it a pre-designed house?
This would have been a great topic to discuss BEFORE signing the contract. Having an architect 700km (435 miles) away is obviously not ideal; I personally never saw an architect during our build.
Fully agree! I never saw the construction manager during the 4.5 months of building time.
The subcontractors all knew each other inside and out. They worked hand in hand. In the morning, the gas and water technician marked the piping routes and drilled the holes; during the breakfast break, the painter came and painted over the drilled wall; by 10 a.m., the gas and water technician was installing the pipes. This continued throughout the whole build. It was clear that all companies regularly built 50+ houses per year together for the same main company (and still do).
This would have been a great topic to discuss BEFORE signing the contract. Having an architect 700km (435 miles) away is obviously not ideal; I personally never saw an architect during our build.
What I learned in my training today: in inexperienced teams, it’s necessary to break down large work packages into smaller ones and specify them more clearly than in well-rehearsed teams.
Fully agree! I never saw the construction manager during the 4.5 months of building time.
The subcontractors all knew each other inside and out. They worked hand in hand. In the morning, the gas and water technician marked the piping routes and drilled the holes; during the breakfast break, the painter came and painted over the drilled wall; by 10 a.m., the gas and water technician was installing the pipes. This continued throughout the whole build. It was clear that all companies regularly built 50+ houses per year together for the same main company (and still do).
@Payday
In practice, the drawing for the building permit / planning permission has already been discussed in detail with the client, so changes rarely occur. If they do, these modifications are reflected in the detailed plans. The reasoning behind this approach is as follows:
If I clarify everything in advance, additional costs due to change requests are almost eliminated. For us, any change before the construction contract leads to a complete recalculation of the project.
The mentioned architect has been designing houses for many years and his clients also include large prefab home builders. This construction project was the first to cause disagreements so far. We have been building solid houses across the country for several years with a well-coordinated team.
In practice, the drawing for the building permit / planning permission has already been discussed in detail with the client, so changes rarely occur. If they do, these modifications are reflected in the detailed plans. The reasoning behind this approach is as follows:
If I clarify everything in advance, additional costs due to change requests are almost eliminated. For us, any change before the construction contract leads to a complete recalculation of the project.
The mentioned architect has been designing houses for many years and his clients also include large prefab home builders. This construction project was the first to cause disagreements so far. We have been building solid houses across the country for several years with a well-coordinated team.
A
alter002919 Jul 2016 21:59@BeHaElJa: It might work if the site manager is cooperative.
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@alter0029
I believe I have reminded you often enough to keep your responses objective here.
This is definitely my last warning on this matter; if you do not change your behavior, you will face a forced break at the next opportunity.
Regards, Building Expert
Building Expert
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@alter0029
I believe I have reminded you often enough to keep your responses objective here.
This is definitely my last warning on this matter; if you do not change your behavior, you will face a forced break at the next opportunity.
Regards, Building Expert
Building Expert