Comparability of costs Architect vs. General Contractor

Hello dear forum,

we are currently in the planning phase for a single-family house. We have now asked several general contractors for an offer and have also spoken with a very likeable architect. We will also gladly present our BVH in detail at a later date!

Basically, we like the transparency and approach of the architect much better than the initial consultation of the GC. We are aware that over time, with the GC, we will also speak with an architect/planner who will go into details with us. We have informed ourselves extensively both in the forum and from various guides regarding advantages and disadvantages.

What matters to us right now is the comparability of the cost offers from the GC vs. the architect. The GC states the costs as a fixed price (building and service description forms the basis) plus our extra requests (additional sockets, KFW standard, etc.). A rough sum for the house including additional requests was, for example, 410,000 euros. Of course, this also includes architect services/planning/engineering services according to the construction service description.

Leveling of the property.
Discussions of your construction project together with you as part of planning and construction discussions. Preparation of the building application documents at a scale of 1:100 in the required number for the authorities.
You will receive an additional set of plans for your personal records.
Preparation of working plans (scale 1:50) as well as possibly required detailed drawings.
Preparation of static calculations (type statics for the respective house type) including (possibly required) building physics proofs for thermal and fire protection.
Calculation of energy demand and preparation of the energy demand certificate. You will receive a copy for your records.
Preparation of public funding applications, if required.
Construction management and supervision until handover of the house.
Support during the warranty phase.

When we visited the architect for the first time, he took out a book labeled BKI – to provide a rough estimate of the feasibility of the BVH based on this information. He calculated roughly 3,000 euros per sqm and 150 sqm of living space, resulting in a sum of 450,000 euros.
The big question now is: does his fee come on top of this or does this sum (i.e., the average construction costs per sqm) already include the services (similar to the ones mentioned above)? Maybe this is a rather silly question, but it is really unclear to us. Is there a list of costs that are included in these average rates?

We have an appointment with him next week for a more precise cost estimate.

Thank you very much for your feedback and I wish you a nice week

We are aware that over time, with the general contractor, one also talks to an architect/planner,

Although with the general contractor you can indeed sometimes end up with a draftsman who is not only a draftsman but also a fully graduated architect himself, even he typically remains a pure planner with the general contractor, who does not subsequently manage the construction himself – and even if he does, then not with the same objective as a construction-managing independent (and self-paid) architect.

Of course, this also includes architectural services/planning/engineering services according to the construction service description.

The fee of the independent architect is only based on the construction costs but is never included in them. However, this is less due to transparency reasons why planning costs are not listed separately with the general contractor, but rather legal ones (there are also general contractors who send you to the architect yourself). By the way, the construction service descriptions are a point not to be underestimated: with the independent architect, you actively shape these, whereas with the general contractor you receive “prefabricated” construction service descriptions. The “rule” here applies that deviating from the standard is significantly more expensive than actively and constructively (initiatively) defining the standard.

With a general contractor [GU], you get higher budget security through a fixed price. The [GU] earns its money from the difference between the production price and the selling price. The execution quality is negotiated in the construction performance specification - what is not included is done as cheaply as possible or not at all. With an architect, you receive a cost estimate and award the contract. The cost estimate may deviate from the offers. Thus, you have lower budget security at the beginning. However, you can react and adjust in time. The architect has an interest in a successful project and is generally closer to the client in the construction performance specification and can work with you to fix the conditions. This provides a certain quality assurance - provided the client does not insist on realizing the design with the cheapest providers. You only know what costs less in the end when the offers are concrete. However, with the architect, you have already paid fees by then.

Since both the general contractor and you/the architect hire craftsmen to provide a defined service X, the price will usually be more or less the same. Pro general contractor: higher security Contra general contractor: standard and rather inflexible Pro: individual house and flexible handling Contra: high self-control needed, as you always want to have more, but the budget is limited

Since both the general contractor and you/architect commission craftsmen to provide a defined service X, the price is usually more or less identical in each case.

That would mean for the sake of comparability:

General contractor: House 150 sqm at a fixed price of 410k euros
Architect: Assuming he builds the same, equivalent house with the same craftsmen (purely theoretical) as the general contractor, the calculation would be:
Architect's fee (e.g. 50k euros) plus additional services like structural engineer etc. (e.g. 10k euros) plus the house for then 350k euros. Thus, you end up again at 410k euros.

So, if we wanted to build the general contractor’s house with the architect, we would have to give him a budget of 350k euros, right?

Best regards

...basically yes, but it depends on the construction service description of the GU. Everything that is not included or provided by the client is added on top of the 410k. On the other hand, the value from the architect is only an estimate. And as is often the case with estimates, some like to miscalculate there as well :) You won't get an exact 1:1 comparison.