Architectural service - what is common when?

Hello!

We are renovating a single-family house and improving its energy efficiency. The whole project has been running with an architect since January 2024. At the beginning, everything went to our complete satisfaction; for example, he succeeded very well in implementing our ideas in the drafts for the renovation.

However, we now have the impression that progress is becoming increasingly sluggish. Of course, one can read exactly in the HOAI what the basic services of each phase are. But which of these are actually visible to the client? We have the impression that the entire process has been very non-transparent so far. Therefore, I would appreciate assessments on whether everything is still within the normal range or if we need to take a stricter look?

The architect carried out the preliminary investigation and basic design free of charge in advance; we then concluded the architect contract over service phases 3 and 5 to 8. Based on the cost estimate from service phase 2, a fixed price of €29,125 net was agreed upon, regardless of how the actual construction costs develop.

So far, we have received partial invoices at irregular intervals. Including the last invoice, we have thus paid 100% of service phase 3 (design planning), 80% of service phase 5 (execution planning), and 30% of service phase 6 (preparation of awarding contracts).

What especially puzzles us is that despite repeated inquiries, we still do not have a cost calculation, which should actually be an integral part of service phase 3. The reasons he gave for the absence of a cost calculation were varied, e.g., still missing offers from craftsmen or because we had not yet decided how much tiling we want. Besides the cost calculation, a construction schedule is also missing.

Here is a list of the services provided so far, as far as visible to us:
- Cost estimate from service phase 2 (at the second level of the cost breakdown, status: February 2024)
- Floor plans (ground floor, upper floor, section, system section) - scale 1:50
- Foundation plan 1:50
- Roof floor plan (1:50) with section (1:20) and system diagram
- Elevations east/west, north/south (1:50)
- Calculation of living and usable areas
- Sanitary planning (1:50)
- List of existing windows
- Specification of windows constructions

From his reports, I know that he has obtained quotations from two roofers and two window manufacturers. Inquiries for the other trades are apparently still ongoing. He assured me that excavation work (for the foundation insulation) and demolition work can begin in early August. But I have not yet seen any offers or even contracts for this.

Are we moving within the usual range with the services provided so far? Or is there cause for concern?

Now he has finally provided a cost calculation, which probably also explains why he kept such a low profile for so long. The total effort has increased from the estimated cost of €426,800 to a whopping €544,300! That corresponds to an increase of 27.5%!

And this all comes at a time when the financial planning was already completed, also because he repeatedly assured us that the costs would develop within the scope of the cost estimate. Somehow we will still manage the financing. But now I have the feeling that he is not working properly on the cost planning, and the construction measures haven’t even started yet.

I also do not get the impression that the costs have risen due to special requests or unforeseeable circumstances. For example, €5,000 was estimated for the screed, now it is €9,000. No additional floor area has been added. How can someone who is supposed to have experience in construction be off by almost double? The thermal insulation for the top floor ceiling was apparently completely missing in the cost estimate (€13,500), as well as the perimeter insulation (€5,500). At that time, EH40 was still planned, meanwhile we are at EH70.

And asked more generally: Does the cost of almost €550k for the renovation of a detached single-family house (built 1975) to an efficiency house 70 seem realistic to you?

Do the costs of just under €550k for the renovation of a detached single-family house (built in 1975) to an Efficiency House 70 seem realistic to you?

With 250-300 sqm of living space, definitely. Why only 70?

With 90% own labor, I just paid about €120k including exterior facilities for a KfW 55 (200 sqm, of which 120 sqm was renovated to new-build standard inside - original condition mid-60s). So there is a huge range.

Tell me more about the house and what is being done. 100 sqm house - then it is completely overpriced. 400 sqm house, then the estimate is too low. What is your desired quality standard? Etc.
A core renovation (i.e. really doing everything new) is not that far from new construction, but you won’t manage under €2,000/sqm if everything is done by professionals.

The living area is 173 sqm, so we are now at €3,146/sqm. The house has, in addition to the living and bedrooms, two children's rooms, a guest room, and a study and is located in the Cologne/Bonn area. I would describe our desired quality standard as (upscale) middle class. But nothing has been put down in writing about this. Are there any standards for this?

Yes, it is a complete renovation, including new floors (underfloor heating), windows, insulation, roofing. We are also making a few changes to the floor plan, but this is within the scope of knocking down walls and installing new (drywall) walls. Electrical and plumbing must be completely redone; for this, the floor slab must be broken open in some places (€11,000). He also communicated these additional costs compared to the cost estimate, but €24,000 for earthworks for geothermal energy are eliminated (because now an air/water heat pump will be used).

We can only achieve EH 70 because the house is not basemented, which makes insulation of the floor slab very difficult. In addition, there are various difficult thermal bridges. Our energy consultant who calculated all this seems very competent and says that EH 70 is only just achievable.

At the first meetings, it was still mentioned that we would reach "new build level" for about €300,000. With the cost estimate, we were then at €426,000 and are now at €545,000, without significant changes to our demands. I feel a bit like the earlier figures were only meant to win us as customers. And I wonder where the costs are supposed to end up if it gets more expensive every few months.

We can only achieve EH 70 because the house is not basemented, which makes insulating the floor slab very difficult.

Understood. The only option there would be VIPs as insulation under the screed, which is an (expensive) possibility.

The living area is 173 sqm, so we are now at 3,146€/sqm.

For a core renovation including floor plan changes and architect fees etc., that is already plausible.

I would describe our desired quality standard as (upmarket) middle class. But nothing is recorded in writing about that. Are there any standards for this?

No. In general, upmarket means: large-format tiles/parquet, floor-to-ceiling windows, bathroom with shower and tub, extensive electrical installation, etc.

At the first appointments, it was still said that we would achieve "new build level" for around €300,000.

The architect SHOULD have known clearly that this would not work.

I feel a little as if the earlier figures were only meant to win us as customers.

Quite possible.

Get involved in the tenders yourselves. Approach craftsmen you might know or whom acquaintances and friends would recommend. There is certainly still saving potential there.

Thank you very much for the assessment, that already helps me a lot! Yes, we have, for example, some floor-to-ceiling windows and a very large window front in the living room. So it falls rather into the realm of the plausible. However, it unfortunately does not explain the drastic cost increase in some items (Innenputz: €4800 => €8000, Estrich: €5000 => €9000, Bodenbeläge: €15,300 => €23,500).

Thanks also for the hint about involvement in tenders. Actually, one reason for hiring the architect was that we wouldn’t have to do that ourselves. (Not so easy because of the geographical distance, as well as private and professional situations.) That surely can only happen with the architect’s cooperation, because we lack the technical experience and detailed knowledge of the trades to conduct our own tenders. Apart from a window list, I have no descriptions of the trades.