Basic services performance phases 1-4

Hello dear experts,

I would be very grateful for your opinion and will keep it brief.

Are there precisely defined "basic services" that are to be provided in these service phases? The background is that my structural engineer complains about not having all the information for his services.

Are the roof structure and insulation thickness, floor constructions, lintel heights, masonry of the extension... etc. part of service phase 5?

Has my architect not worked properly there or am I wrong?

Many thanks for your help
Best regards
Sandi

Good evening,

[*]Service phase 1 basic evaluation

[*]Service phase 2 preliminary planning

[*]Service phase 3 design planning

[*]Service phase 4 approval planning

[*]Service phase 5 execution planning

[*]Service phase 6 preparation of the award

[*]Service phase 7 participation in the award

[*]Service phase 8 object monitoring

[*]Service phase 9 object support and documentation

Service phase 1 basic evaluation
Annex 11 to §§ 33 and 38 paragraph 2 HOAI

[*]Clarifying the task,

[*]Consulting on the total service requirement,

[*]Formulating decision aids for the selection of other specialists involved in the planning,

[*]Summarizing the results

Note:

Service phase 1 is the basic evaluation. Advisory and explanatory duties are the main focus. It may already be advisable to submit a building enquiry to the authority at this stage.

Financial aspects should also be discussed and the financial framework defined. In this service phase, the architect should draw attention to the involvement of a specialist if necessary. This is the case, for example, if special soil conditions have to be taken into account.

The main focus is to advise the client correctly and comprehensively. This also includes proposing only those procedures that comply with the recognized rules of technology.

Service phase 2 preliminary planning
Annex 11 to §§ 33 and 38 paragraph 2 HOAI

[*]Analysis of the basics,

[*]Coordination of the target objectives (framework conditions, conflicts of objectives),

[*]Establishment of a planning-related target catalogue (program objectives),

[*]Development of a planning concept including the examination of alternative solutions meeting the same requirements with graphical representation and evaluation, for example tentative graphical representations, sketches, possibly with explanatory notes,

[*]Integration of services of other specialists involved in the planning,

[*]Clarification and explanation of the essential urban planning, design, functional, technical, building physics, economic, energy management (e.g. with regard to efficient energy use and the use of renewable energies) and landscape ecological contexts, processes and conditions as well as the load and sensitivity of the affected ecosystems,

[*]Preliminary negotiations with authorities and other specialists involved in the planning regarding the feasibility of approval,

[*]for outdoor facilities: Recording, evaluating and explaining ecosystem structures and contexts, for example soil, water, climate, air, flora and fauna, as well as presenting the spatial and design concept with explanatory notes, especially concerning terrain design, biotope improvement and networking, existing vegetation, new planting, spatial distribution of green, traffic, water, play and sports areas; furthermore clarifying the edge design and the connection to the surroundings,

[*]Cost estimate according to DIN 276 or according to housing law calculation regulations,

[*]Compilation of all preliminary planning results

Note:

Service phase 2 is the preliminary planning. The ideas of the client, potential users and the intended use must be included in the considerations.

First, a precise analysis of the basics and specifications must be made. The necessary measures for preliminary planning must be agreed upon and the key points clearly defined. The client's specified cost framework must be taken into account.

Alternatives with the same requirements must be designed. This requires sketches, which do not have to be to scale. However, the client must be able to imagine the design and size ratios. Therefore, floor plans must be drawn, building and facade designs shown, as well as the location within the plot indicated.

Preliminary negotiations with the involved authorities must be conducted. Furthermore, a cost estimate according to DIN 276 must be carried out. Because at this stage the builder has to take care of the financing options. In this service phase, a building enquiry is necessary for the land's buildability if this has not already been done in service phase 1. Finally, this section ends with the written overall presentation of all preliminary planning results.

Service phase 3 design planning
Annex 11 to §§ 33 and 38 paragraph 2 HOAI

[*]Elaboration of the planning concept (step-by-step development of a graphical solution) taking into account urban planning, design, functional, technical, building physics, economic, energy management (e.g. regarding efficient energy use and use of renewable energy) and landscape ecological requirements using the contributions of other specialists involved in the planning up to the complete design,

[*]Integration of services of other specialists involved in the planning,

[*]Object description with explanation of compensation and replacement measures according to the nature conservation intervention regulation,

[*]Graphical representation of the overall design, for example worked-through, complete preliminary and/or design drawings (scale according to type and size of the building project; for outdoor facilities: at a scale of 1 : 500 to 1 : 100, especially with details on improvement of biotope functions, avoidance, protection, maintenance and development measures as well as differentiated planting; for spatial expansions: at a scale of 1 : 50 to 1 : 20, especially with details of wall developments, color, light and material design), possibly also detail plans of recurring room groups,

[*]Negotiations with authorities and other specialists involved in the planning regarding the feasibility of approval,

[*]Cost calculation according to DIN 276 or according to housing law calculation regulations,

[*]Cost control by comparing the cost calculation with the cost estimate,

[*]Summarizing all design documents

Note:

Service phase 3 is the design planning. Now significantly more detailed work is carried out. The aim of the design planning is the final presentation of the planning concept.

The graphical representation of the overall design can already include detailed plans in individual cases if they are necessary for understanding the design planning. Usually, this design is created at a scale of 1:100, for larger objects also 1:200 or 1:500. For extensions or interior spaces, a smaller scale is to be used. For the planning of outdoor facilities, this is 1:500 to 1:100.

The planning is flawed if it is not approvable. The object description must be made. It must be in writing and provide information about the type of construction and building materials as well as individual design issues. This is also important for the architect's copyright protection.

Service phase 4 approval planning
Annex 11 to §§ 33 and 38 paragraph 2 HOAI

[*]Preparation of documents required by public law for the required permits or approvals, including applications for exemptions and dispensations, using the contributions of other specialists involved in the planning as well as any further necessary negotiations with authorities,

[*]Submission of these documents,

[*]Completion and adaptation of planning documents, descriptions and calculations using the contributions of other specialists involved in the planning,

[*]for outdoor facilities and spatial expansions: Checking for necessary permits, obtaining approvals and authorizations

Note:

Service phase 4 is the approval planning. The planning documents must be prepared and supplemented according to public law provisions so that they comply with the public law requirements for the necessary permits or approvals.

This must then lead to the building supervisory approval. Negotiations with the inspection offices and engineers must be conducted.

In particular, the design must comply with the requirements necessary for approval. In this phase of his work, the architect owes success, namely the approval.

Source: Benner & Schmidt-Benner, Berlin

Rhenish greetings

Service Phase 5 Detailed Design
Appendix 11 to §§ 33 and 38 paragraph 2 HOAI

[*]Working through the results of service phases 3 and 4 (stepwise development and presentation of the solution) taking into account urban planning, design, functional, technical, building physics, economic, energy-related (for example regarding efficient energy use and the use of renewable energies) and landscape ecological requirements using the contributions of other professionals involved in the planning up to the construction-ready solution,

[*]graphical representation of the object with all the details necessary for execution, for example final, complete execution, detail and construction drawings in scale 1:50 to 1:1, for open spaces depending on the type of construction project in scale 1:200 to 1:50, in particular planting plans, with the required textual explanations,

[*]for spatial interior fittings: detailed representation of the rooms and sequences of rooms in scale 1:25 to 1:1 with the required textual explanations; specification of materials,

[*]developing the bases for the other professionals involved in the planning and integrating their contributions up to the construction-ready solution,

[*]updating the detailed design during the execution of the object

Note:

Service phase 5 is the detailed design. The results of the preceding service phases must be worked through here, taking into account the specialist planning integrated by the object planner.

The basis for the later construction execution are the execution or detail drawings. These must be prepared up to a scale of 1:1 including all details necessary for execution and the required textual explanations.

As in the preceding service phases, the detailed design should take into account urban planning, functional and design requirements. Based on the detailed design, the existing planning must be implementable in such a way that it complies with the rules of technology. This includes a graphical representation of the details with written descriptions.

Another objective of the detailed design is to implement the existing planning so that it complies with the construction-technical and physics-based rules of technology.

The architect owes a defect-free, functional design that has to consider soil conditions, surroundings and local circumstances.

Service Phase 6 Preparation of Award of Contract
Appendix 11 to §§ 33 and 38 paragraph 2 HOAI

[*]Determining and compiling quantities as a basis for preparing specifications using the contributions of other professionals involved in the planning,

[*]Preparing specifications with bills of quantities according to service areas,

[*]Agreeing and coordinating the specifications of the professionals involved in the planning

Note:

Service phase 6 serves to prepare the award of contract. Quantities must be determined and additional specifications prepared based on the quantities as the basis for the bill of quantities. It is the architect’s duty to prepare the tender for the construction service and to obtain various offers.

The architect must proceed carefully and prepare as complete specifications as possible so that offers do not have to be obtained later under time pressure and under less favorable conditions. The architect has to prepare the corresponding contracts.

Service Phase 7 Participation in Award of Contract
Appendix 11 to §§ 33 and 38 paragraph 2 HOAI

[*]Compiling the award and contract documents for all service areas,

[*]Obtaining offers,

[*]Checking and evaluating the offers including preparing a price comparison by partial services involving all professionals involved during service phases 6 and 7,

[*]Agreeing and compiling the services of the professionals involved who participate in the award,

[*]Negotiating with bidders,

[*]Cost estimate according to DIN 276 based on unit or lump sum prices of the offers,

[*]Cost control by comparing the cost estimate with the cost accounting,

[*]Participation in awarding the contract

Note:

Service phase 7 is participation in the award of contract. This includes checking and evaluating offers and cost estimates.

All tender documents must be compiled. This includes not only bills of quantities according to service areas but also technical preliminaries, special and general contract conditions and, if applicable, schedules.

The documents should be compiled as completely and systematically as possible to ensure a smooth construction process.

Service Phase 8 Construction Supervision
Appendix 11 to §§ 33 and 38 paragraph 2 HOAI

[*]Supervising the execution of the object for compliance with the building permit or approval, the execution plans and the specifications as well as with the generally recognized rules of technology and the relevant regulations,

[*]Supervising the execution of load-bearing structures according to § 50 paragraph 2 numbers 1 and 2 for compliance with the structural safety verification,

[*]Coordinating the professionals involved in construction supervision,

[*]Supervising and detailed correction of prefabricated parts,

[*]Preparing and monitoring a schedule (bar chart),

[*]Keeping a construction log,

[*]Joint measurement with the executing construction companies,

[*]Acceptance of construction services with participation of other professionals involved in the planning and construction supervision including identification of defects,

[*]Invoice verification,

[*]Cost determination according to DIN 276 or according to residential legal calculation law,

[*]Application for official inspections and participation therein,

[*]Handover of the object including compilation and handing over of the required documents, for example operating instructions, test protocols,

[*]Listing the limitation periods for defect claims,

[*]Supervising the elimination of defects identified during acceptance of the construction services,

[*]Cost control by checking the performance billing of the executing construction companies against the contract prices and the cost estimate

Note:

Service phase 8 is the construction supervision of the object. In contrast to service phase 9, this particularly includes supervision of the execution of the building for compliance with the building permit, the execution plans and the specifications.

The architect must monitor and coordinate the construction site and the companies and craftsmen working there in a targeted manner so that the building is executed free of defects and as planned. The supervision must be carried out regularly and very thoroughly.

The recognized rules of building art and technology (DIN standards and manufacturer guidelines) must be taken into account. The relevant regulations and DIN standards must be applied. The activities of those involved in the construction process must be coordinated.

A construction log should be kept during this service phase. However, handing it over to the client is not mandatory. The architect prepares the acceptance. The legal acceptance is carried out by the architect only if he is authorized to do so; otherwise, this is the matter of the client.

Service Phase 9 Object Support and Documentation
Appendix 11 to §§ 33 and 38 paragraph 2 HOAI

[*]Object inspection to determine defects before the expiry of limitation periods for defect claims against the executing construction companies,

[*]Monitoring the elimination of defects that occur within the limitation periods for defect claims, but no longer than four years after acceptance of the construction services,

[*]Participation in the release of security deposits,

[*]Systematic compilation of the graphical representations and computational results of the object.

Note:

Service phase 9 is the supervision after acceptance to enforce the client’s warranty claims. The HOAI defines as a basic service the object inspection to determine defects before the expiry of limitation periods for warranty claims against the executing companies. The architect has to identify defects within the warranty period and monitor their elimination. Since service phase 9 can last very long due to the warranty periods of the executing companies after acceptance, the architect must consider whether this service phase should be agreed upon in a separate contract. Only after completion is the fee due.

Source: Benner & Schmidt-Benner, Berlin

Rhenish greetings

Hello construction expert,

thank you for your reply. How am I supposed to understand that? Are the roof structure and the insulation thickness, floor structures, lintel heights, masonry of the extension part of [LPH5]? Or is that not defined so precisely?
Thanks again!
Best regards, Sandi

Good evening,

How am I supposed to understand that?

Just as it is written :D

Are the roof structure and insulation thickness, floor structures, lintel heights, masonry of the extension part of service phase 5? Or is that not so precisely defined?
Thanks again!

The basis for the later construction execution are the execution or detail plans and this is part of service phase 5. Without execution planning, neither the bricklayer knows where to leave the opening, nor the drywall installer how thick the insulation has to be ;)

Rhenish greetings