Complete offer from the architect? Is the price reasonable?

Hello dear community,
we have been following the forum for some time now, and are excited about your experiences, tips, and suggestions.

We are planning to build our dream house in 2021, and have already had discussions with several companies (prefabricated house providers, general contractors, architects). Since we would like to plan with an architect (service phases 1-4), we now have a concrete offer, but are not sure if it really covers everything, especially regarding the costs.
We have created a rough room plan/sketch ourselves and provided it to the architect.

Facts
Construction project: detached house + double garage (solid construction) – nothing elaborate or exclusive...
Location: about 100 km from Munich, should already be Lower Bavaria
Construction costs: approx. 400-450k excluding outdoor facilities & ancillary construction costs

Scope of delivery by the architect
1. Building law
- order site plan, convert, etc.
- clarify framework conditions, including building size, monument protection, statutes, etc.

2. Preparation of preliminary/design draft for approx. 360sqm gross floor area

3. Approval planning
- preparation of approval plans with corresponding entries (section, facade, plan header, site plan, floor plans, etc.)
- preparation of required forms (building description, building application, parking space proof)
- calculations (floor area ratio, site occupancy index, gross floor area, living space, volume, and cost estimate)
- cover letter to obtain neighbor signatures

- detailed cost estimation according to DIN 276 is not included; the cost estimate is created based on cbm or sqm prices according to BKI.
Energy, fire protection, and structural engineering consultants must be commissioned separately by us according to the offer.

The offer amounts to 11k net plus VAT based on HOAI. Ancillary costs such as plan pauses, copies, and site plans will be checked and passed on.

I have the feeling that something is still missing here, or does this really cover service phases 1-4 sufficiently so that one can then go to the general contractor(s) to obtain offers? I have often read about the workshop planning, which is not listed in the offer. The same applies to the quantity survey, or have I misunderstood something?

In general, we have a good feeling about the architect (the chemistry is right, etc.), but 11k net is already quite a figure and differs from what we had in mind (max. 10k including VAT). Since some prices have already been mentioned that differ significantly, we prefer to ask again, because we want to be 100% sure.

What are your opinions on this? We look forward to a lively discussion.
Best regards from the Bavarian countryside

According to HOAI, service phases 1-4 are 27% of the total fee for your entire construction costs.

Just open the table, see what should be included in 1-4 and calculate....
But I can tell you right away that according to HOAI 1-4 on €450k is more than €11k fee

Hello,

the 11K also seems (very) low to me. The question is how much design creativity you expect (are allowed to expect) in service phase 1?

Gross floor area 360m² = how much living space?
To me, the above-mentioned sum also seems low unless there are huge unfinished attics.

As costs for the static calculation, there can again be a small to medium 4-digit sum. We are at just over 4K for BP and house together.

Who is supposed to do the fire protection? I thought that was included, but I could be wrong.

We also pay separately for energy consulting, but it is the same person (architect).

Are you planning to achieve any KfW standard or haven’t given it any thought yet?

The factory planning (and detailed quantity calculation) are not included in service phases 1-4.

With your offer, you receive a building permit and (to put it bluntly) some colorful plans showing what your house should look like.

The execution planning and preparation for awarding contracts (construction service description/specifications) are further phases. With these, you could then approach construction companies and receive comparable offers.

With service phase 4, you can only go to companies and say, "this is how it should look," they will then make you various offers, and you have to compare them.

You are getting a pared-down version of service phases 2 and 4 here, and 11k€ is quite expensive for that... And definitely 360sqm? That’s not possible for 400k€

According to HOAI, service phases 1-4 are 27% of the total fee for your entire construction costs. Just open the table, see what should be included in 1-4 and calculate.... But I can tell you right away that according to HOAI, 1-4 for 450k€ is more than 11k in fees

Yes, that's true, although the 450k€ never fully comes into play in the calculation. We had received another architect's offer a long time ago, and there it's about chargeable costs, which are less than the total project costs, if I understood that correctly.