High and heated sports room next to the garage? - Ideas wanted

From the experiences of R. Hotzenplotz, I have read that his general contractor/general planner rather failed and awarded contracts to cheap and poor subcontractors? Or did I get confused because I skimmed through too few pages. There were too many to read all of them.

If you have some construction experience in the family (20 years ago a single-family house was built with relative self-management using local construction companies for the individual trades) and have a few contacts who can recommend people for certain trades, I at least read out for myself that awarding contracts is easier with an architect. This one simply has better connections to the companies and as a small private person you often don’t get any response otherwise (because of the currently good order situation). And since an architect independent of the construction company looks more closely than one from the company itself, I am on the way to looking for a "free" architect.

Of course, you don’t always have to look for the cheapest offer of the individual trades. But companies that you have heard good things about or that the architect can doubtlessly recommend? Selecting two/three offers per trade and preferably locally based companies should also be a good plan?

Another principle is: the more individual awards, the more detailed the execution plan

You mean that individual awarding naturally takes longer and the execution plan should be somewhat extended and can never be as tight as with a turnkey house, or what do you mean by that?

I think it was not about the construction schedule for , but about as accurate as possible execution plan documents / detailed planning.

If everything comes from a single source, with a good construction manager and a well-coordinated team, precise execution details in the construction manager's head might be enough - however, if there are many different parties and individuals involved, everything simply has to be planned as thoroughly as possible and specified accordingly in advance.

Aside from that, in today's times, single contract awarding can sometimes actually lead to longer construction times / phases of standstill. But that always strongly depends on the conditions at the construction site.

The two core problems of the contractor were, first, that his general contractor is not accustomed to individuality in the sense of creative planning but only operates at the layout level within otherwise more conventional house designs; and second, that he practically used him as a guinea pig for a general contractor commissioned for the first time. Under such circumstances—combined with the third complication that some details were probably implemented last before the energy saving regulation era—the "we've always done it this way" mentality bore sad fruit. For example, there was a ceiling opening, but not the underlying (even shown in the plan) wall groove.

The weak willingness to respond from requested bidders is not solely related to the economic situation but to the epidemic increase in amateur inquiries (which are both qualitatively unusable and often bombard too many bidders). The architect, on the other hand, first inquires professionally, secondly does not shoot with buckshot but only occasionally contacts a third bidder for the same project to be safe, thirdly is a recurring inquirer, and fourthly is a reliable team player in scheduling and not a crackpot. If you at least come from the neighborhood of the bidders, that is already a first indicator of seriousness for you as an inquirer. One can hardly believe how many single-family home builders swagger as global players and naturally have the bidders dance around them within a 50 km radius or more (mind you, not in large-area federal states!).

From my point of view, only a (without quotation marks) freelance architect is truly an architect, and a general contractor planner is more of a rubber stamp. As site managers, however, those from the general contractors are by no means worse, although always dependent on the care ratio. Anyone who already needs a helicopter to jet back and forth between their dozens of construction sites is not on-site during critical moments.

or what do you mean by that?

has already explained it correctly.