ᐅ Custom design or general contractor?

Hello fellow home builders!

We are currently facing the fundamental question of whether to hire a general contractor (Helma, Kern-Haus, Brale ...) or to have everything designed by an architect and then hire local companies ourselves. The plot of land is already available. We also intend to do some of the work ourselves (interior plastering, driveway paving, floor installation). A few details about the planned house: no basement, 170–190 m² (1,830–2,045 sq ft), gable roof.

I believe there are two key questions to consider when weighing this decision:

1. How does each option affect the overall cost?
2. How does it influence the construction timeline?

Has anyone had experience comparing these approaches? Maybe even tried both?

Thank you!

There are also local general contractors (GCs) and main contractors. You can also hire an architect for the design and a general contractor for the construction (with the architect overseeing the project). Costs vary greatly and cannot be generalized. It’s best to consult with architects and speak to several general contractors. This way, you will get the most comprehensive overview.

seniordingdong schrieb:

The plot is already available.

That means it’s also well known: in other words, you know the terrain (slope, rock, swamp, etc.) and the restrictions or allowances in the local development plan. And whether your desired house fits into these conditions with or without a lot of tweaking.

seniordingdong schrieb:

1. How does all this affect the price?
2. How does all this affect the construction time?

1. The planner who includes the permits is a very basic version of an architect, reflected in the price—but it’s not free of charge.
2. The general contractor’s construction time is the same whether you build with or without an architect.

Tolentino schrieb:

There are also local general contractors (and construction managers).

Big names often just have big names.

Tolentino schrieb:

You can also hire an architect for planning and a general contractor for the execution (and have the architect supervise).

The more standard the plot and your requirements are, the easier it is—and less painful—to do without a personally hired, full-service architect. However, hiring an architect does not exclude using a general contractor: you can (and I generally recommend that you do) allow the architect to include general contractors in the bidding process. The best person to manage the construction is usually the one who does the planning (but is not also the builder).

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Thank you for the answers.
We consulted an architect who said he can recommend companies with whom he has had good experiences, but supervision would be an issue.

11ant schrieb:

That means it's also known: i.e., you know the terrain (slope, rock/marsh, etc.) and what restrictions are in the development plan or not. And whether the desired house fits into these limits with or without a lot of tinkering.

Yes, it's known. The development plan is quite flexible. The architect said a building notification / building permit would be sufficient.

But if you think it takes about the same amount of time and the costs for individual planning don’t get out of control, I’m starting to think that might be the better choice for us.

As previous speakers have mentioned, there are also small regional general contractors who do not offer model home catalogs or standard designs, but instead build truly custom-designed houses at a fixed price.
Try searching for the term "planning office" in your area (where is the house actually going to be built?).

We took our sketches and ideas to a general contractor here in Reigen, and they built it exactly as we wanted.