ᐅ New Construction Shell Phase Decision: Hire a Contractor or an Architect?

Created on: 24 Aug 2018 03:10

Hello,

I am planning to build a single- or two-family house and have an idea of how I might proceed. I would like to hear or read your opinions, as this approach may not be fully developed and might lack many details (e.g., requirements and predefined materials). I would appreciate some support.

Currently, there is a fully serviced plot of land available. I want to build a standard house on it—so no special components and no exceptional thermal insulation, just a maximum energy standard of KfW 70-90. It should be two stories with a full basement (usable cellar) and a gable roof pitched at about 35-45 degrees, possibly with a knee wall depending on the price, since the attic might be converted later. I am looking for a shell construction including roof and basement, without plastering or screeding work. Windows, sanitary installations, heating, and electrical systems would be tendered separately. The house has a footprint of about 125-130 sqm (1345-1400 sq ft) per floor.

What specifications should be made? Building materials? U-value? I was thinking of sending various shell construction companies self-prepared dimensioned floor plans, area calculations, and a volume calculation. Question: What information is needed for a preliminary quote? If the price is acceptable, is it possible to use a structural engineer or architect through the builder?

At the same time, I would also submit my planning to architects or present it in a free initial consultation. What else should I consider or possibly mention when requesting a quote?

PS: Sorry for the spelling mistakes. I wrote this text on an old iPad.

nordanney25 Aug 2018 23:21

#49

Infosauger schrieb:
The thing is, no one here can tell me exactly how it will turn out or what I should prepare for the first meeting or initial inquiry.

That’s where the architect comes in. On the other hand, the company you contact also can’t tell you how it will turn out because they don’t know exactly how you want to build. Which walls are load-bearing, and do you need concrete walls? How much steel is required for the ceilings – are the loads calculated? Exterior insulation and finishing system (EIFS), brick façade, or just plaster? What type of bricks or would drywall be better for the interior? What foundation is necessary? And so on.

If you can formulate your request so precisely that you receive a quote with less than a 50% deviation between your plan and the actual construction, you should become an architect. There’s a reason why this requires a degree and why 99% of all house plans are created by professionals. Even if you spend 100 hours working on your design and consider it perfect, you can be sure it’s not, and a professional will still find improvements. So why not go to an architect right away? It does cost a few dollars, but since you seem to want to save money, use the architect’s potential from the start and avoid paying lessons learned later.

ypg25 Aug 2018 23:21

#50

Infosauger schrieb:
It’s relative compared to the client who doesn’t have any concrete ideas yet

Almost everyone has specific ideas.

Infosauger schrieb:
Besides, my ideas for the individual trades are also quite precise

That doesn’t necessarily mean they are good.

Infosauger schrieb:
Also, I don’t need help from an architect to interpret the zoning plan.

Most don’t need that.

Infosauger schrieb:
By the way, I have clear requirements for the living area and its layout

Almost everyone does.

Infosauger schrieb:
In particular, I spent about 20 to 30 hours creating a floor plan sketch with area measurements,

That doesn’t mean it has to be functional, practical, or feasible.
.........

You present yourself as if you stand out more positively and thoughtfully compared to other homeowners.

Have you read some of the posts here? There are many knowledgeable homeowners who engage with their house construction more or less thoroughly. Most of them appreciate the expertise of a professional and disagree with the idea that you only need an architect to read a building permit / planning permission.

HilfeHilfe26 Aug 2018 08:33

#51

Infosauger schrieb:
I can understand that it requires effort. Let’s see how people react when I call and feel things out. From my perspective, I have an ideal plot with exact southern orientation. It’s level and relatively rectangular, a bit longer than it is wide. There’s enough space for neighboring development even if I plan with a 20 sqm (215 sq ft) width. My own building plans are well below the restrictions set by the zoning plan, especially since the plot is quite large. Also, I don’t need help from an architect to interpret the zoning regulations here.

Moreover, I have specific ideas about the living space and its layout. I spent about 30 hours creating a floor plan sketch with area measurements after reviewing numerous floor plans of houses of similar size and carefully considering my own requirements and those of the individual trades. There are also buffers for individual trades in case they turn out to be larger or the load-bearing wall is wider, or I might even extend the building area. This naturally raises the question: if I use this sketch together with the area and height calculations, what role does the architect’s service have compared to the construction company and their team (who can still develop the later details with their architects)? This is especially true compared to a client who has no concrete ideas yet and perhaps has a difficult site, either due to location or building restrictions. In those cases, the architect’s expertise is certainly invaluable. Since my requirements for the individual trades are also quite precise, no one can tell me exactly how it will turn out or what I need to prepare for the first meeting or an initial inquiry. Still, the criticism here helped me progress a bit and motivated me to research more in other places online and here in the forum. Thanks for that.

It’s interesting that a financial advisor places themselves above all construction roles. Sounds like the standard approach and that you don’t need an architect.

Egon1227 Aug 2018 07:43

#52

The next step would actually be to share your sketches here in the forum.
This way, you could potentially kill two birds with one stone.

You can benefit from the collective intelligence and experience of the forum, and 1-2 architects are likely silent readers here who would be happy to get in touch with you.

Infosauger27 Aug 2018 22:12

#53

Egon12 schrieb:
The next step would actually be to share your sketches here in the forum.
You might be able to kill two birds with one stone.

You can use the collective intelligence and experience of the forum, and 1-2 architects are probably silent readers here as well, who would be glad to get in touch with you.

Yes, I will do that. But first, tomorrow I have a free building consultation at the building authority. Then this week and next week, I will visit various construction companies. It is quite easy to get appointments for preliminary discussions. A rough cost estimate for my preliminary planning case was also promised. I am avoiding architects for now, after many pointed out possible upfront costs during the initial consultation.

ᐅ New Construction Shell Phase Decision: Hire a Contractor or an Architect?

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