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

I want to tell you about our experiences because we now have a long planning history (3 years) and have gotten to know both sides. We initially went with a prefab house provider (after many discussions with all sorts of providers) and had even already signed. Shortly afterwards, we noticed discrepancies in the contract (it was about the payment terms), which is why we revoked it in due time. Until then, we were very satisfied because everything went smoothly and quickly. Our wishes were implemented, and we had a house on the plan that we could imagine. But somehow, we couldn't shake the feeling that we were at the mercy of a general contractor (GU). We simply wanted more control and to decide ourselves who does what. That’s why we sought out an architect who specializes in timber construction. I can only say that the planning was of a completely different quality. For example, habits of life were questioned, sun positions at different times of the year were considered, and so on. The result was a design that really "warmed our hearts"; that was not the case beforehand. You need to be aware that this service initially generates significant additional costs, which are usually included with a general contractor. An architect can only save money through cost-oriented planning, through tenders and awarding. That’s where a general contractor adds its margin and risk surcharges. So in my opinion, it absolutely makes no sense to switch to a general contractor after planning. I also feel extremely comfortable having a construction manager with expertise on my side representing my interests and not those of the general contractor. Moreover, I can influence everything I want, e.g., a local electrician vs. a cheap crew from Czechia. Since these things are important to us, I clearly speak in favor of an architect. If you want it fast and with planning security and are willing to accept compromises in the planning, rather a general contractor.

However, with an architect, it is important to find one who is willing to plan cost-oriented and has that under control (e.g., element calculation and not loose estimates based on m²). Most architects love to plan and quickly overshoot if you don’t pay attention. Unfortunately, we had to learn this the hard way and had to replan when prices exploded. But even that would never have been possible with a general contractor after contract signing. That really requires a lot of discipline from both sides, because you have an infinitely large building kit available and not just what the general contractor currently has in its portfolio. In the end, though, it is your individual house (not comparable to what is advertised in prefab house brochures as an architect’s house). However, it is crucial who you get (with both options). Definitely visit references and talk to the builders to get an idea. Whatever you do, I wish you all the best!

to take the middle ground now: Many general contractors, especially the small ones with a radius of a maximum of 50 km, have been working with their team of local resident companies for many years. There is certainly no royal road, as every construction project is individual. I would always have an 80 sqm hut built by the local carpenter who also built the kindergarten, while for the Bauhaus villa prefab house I would go to the specialist provider.

to take the middle ground now: Many general contractors, especially the small ones with a radius of no more than 50 km, have been working with their team of local resident companies for decades.

Where exactly do you see the middle ground there?

I wanted to point out that not every GU works with an unknown crew

I wanted to point out that not every general contractor works with an unknown crew

Hehe. Bismarck is said to have said that it’s good that people don’t know exactly how sausages and laws are made. From my point of view, subcontractor castings also belong in this "series" *LOL*