ᐅ Which architectural services are required for tendering to a general contractor?

Good evening everyone,

We had our house designed by an architect, and the building permit (planning permission) has already been granted. Now, understandably, the architect wants to know how to proceed and has sent us two fee proposals. My question is whether the second proposal is sufficient for a turnkey contract with a general contractor (GC), or if additional documents usually prepared by the architect are needed.

Proposal 1:
Design phases 1-4 (already completed)
Simplified working drawings
Supervision of earthworks, shell construction, roofing, and carpentry

Proposal 2:
Design phases 1-4 (already completed)
Room schedule
Construction specification

I actually do not need the supervision included in Proposal 1.

Thanks in advance and have a nice evening

If you already have the design phase (LPH 4), you usually don’t need anything else. The general contractor should be able to handle the construction supervision phase (LPH 5) themselves. Phases 6 and 7 are then taken care of. However, I would recommend considering an external construction supervisor to monitor the work and support you. They often charge by the hour or a fixed fee can be agreed upon.

1-4, Rest then GU

Involve Bauing as an external supervisor

Just make sure in advance that the general contractor (GC) has the qualifications required by the respective state building code; otherwise, the responsibility falls back on the homeowner.

It should also be clear that the quality then depends on the GC, as they determine the execution and the specifications.

And it’s also a question of liability, but it seems the architect is trying to avoid that as well.

This clearly differentiates the external supervisor, who acts more like an expert reviewer.
They will only point out issues but would never bother to get involved in consulting for such a small fee, especially if it means taking on liability beyond the general contractor.