Construction costs for a single-family house and the question whether to choose a general contractor or an architect

Why should it be problematic to create a floor plan with the architect and submit the building application, then switch to the general contractor? They can only build according to the plan anyway, so they implement what was planned before.

The building application is made with application plans: these are design plans plus structural analysis and drainage plans, but no detailed plans. After that, one cannot build, but is only allowed to build. Anyone who uses the approval plans alone to build will end up with exactly the drywall carnage that is greeted with every morning in his bathroom and with which Princess has driven us mad for pages (okay, of course, there are no downpipes from the upper floor in the bungalow).

But with them I have the advantage of a construction time and fixed price guarantee, which is not given with the architect.

That only does not apply if one wants to believe they can carry out the tendering themselves—no matter what the cost.

If I and my trauma are already being dragged into this... :)

The statements about the architect-GC combination are far too generalized for me. ESPECIALLY the mix of a beautiful architectural design and a pragmatic, price-oriented GC tool slave can certainly be very promising. If I want price certainty through the GC, I pay for it with a certain "normal" standard that the GC produces dozens of times annually... In my eyes, it doesn't make sense to propose an architect's detailed planning to the GC builder; the GC knows better how to continuously implement what, when... It would be good if it succeeds and budget remains to include the architect consultatively and reviewingly in the GC's detailed planning and construction with the GC... GD

JUST the mix of a nice architect’s design and a pragmatic and price-oriented general contractor [GU] lackey can indeed be quite promising.

A general contractor [GU] lackey essentially focuses on smoothly converting stones into money for his boss. When the design is set, there’s no more room to negotiate the price volume before the comma.

If I want price certainty through the general contractor [GU], I pay for it with a somewhat "normal" standard that the GU produces dozens of times annually...

I thought I had made it clear that what you call "price certainty" a) does not increase on the GU route and b) is closely linked to hardly or not at all tampering with the GU’s construction service description.

In my eyes it makes no sense to propose an architect’s work planning to GU construction; the GU knows better how, what, and when to constantly implement...

Precisely because of those builders who, against the backdrop of their "proven" method, consider reading detailed plans "always-so" as unworthy girl’s stuff for a helmet-wearer, the Lord went back to the office on the eighth day and invented construction (supervision) management as a bug fix.

It would be good if it succeeds and there’s budget left to involve the architect in the GU’s work planning and construction in an advisory and reviewing role...

“Accompanying the contractors in their auxiliary execution planning” is not provided for; it would be, so to speak, a "service phase 5 within 8."

Hello Alex, may I ask from which [GU] the mentioned offer comes? We are also in the planning phase of our single-family house. It is being built in Hesse, more precisely in the Rhine-Main area in the Ried. Thank you in advance! Best regards Marco

Accompanying the contractors during their auxiliary execution planning is not foreseen; it would be, so to speak, a "service phase 5 in 8."

He can still do it anyway! After all, the architect is allowed to look beyond the scope of his HOAI!

He can still do it! The architect is allowed to look beyond his HOAI plate!

I am happy to take up the suggestion when I continue my architect roadmap series.