Should the house be planned by a general contractor or architects?

  • Erstellt am 2016-04-04 19:25:59

GManuel

2016-04-12 17:52:43
  • #1
The problem with the GU is whom you trust more, I now have 2 offers, I don't think I will get more, but these alone differ by 30,000 euros. That I will have the whole thing checked by the [Verband Privater Bauherren] is clear anyway. But this "thinking" is really difficult, what one should do now, since it is about a lot of money.
 

Häuslebau3r

2016-04-13 08:57:52
  • #2


Often, if possible, you have to rely on the judgment of others who may already have experience with the general contractor or architect. Ultimately, it's the personal impression and gut feeling that count.

In my current case, the general contractor is almost certain, for example.

    [*]2 acquaintances have built with this company in recent years.
    [*]Another acquaintance has recently received a very good offer.
    [*]A good friend who owns a carpentry and roofing business and works with the general contractor has only reported good things.

Whether an architect would have ultimately been better will thus never be known.
 

jx7

2016-07-21 09:45:32
  • #3
Construction companies that build turnkey have developed their own concepts according to which they build and from which they are reluctant to deviate: construction of the basement, the walls and the roof, selection of suppliers (heating, ventilation, windows, stairs, doors, sanitary,...), selection of craftsmen, etc. So anyone who wants to plan these things themselves should not build turnkey. In addition, own contributions are often only possible in the final finishing areas (wall and floor coverings) with turnkey offers. And last but not least, turnkey offers are often more expensive than architect-designed houses. A usual 15% general contractor surcharge is added by the general contractor to every invoice from a subcontractor. I don’t know how much coordinating the craftsmen costs with an architect, but it is definitely cheaper.

On the other hand, the turnkey house also has some advantages that ultimately convinced us: the concepts are well thought out and tested. The craftsmen are under more performance and deadline pressure because they want to be hired again for the general contractor’s next construction project than for the private builder who probably won’t have any further projects to award after building his house. Acquaintances of mine report that it is often hard for a private builder to even find craftsmen and that he often has problems with construction delays. Because if one trade is delayed, the other trades cannot start and new dates are only available weeks later. This results in a chain reaction of schedule shifts. Not only when scheduling goes wrong, but also when there are construction defects, it is an advantage to have a single point of contact so that it cannot happen that one blames the other. The price may be higher with turnkey building, but completion date and final price are guaranteed.

For these reasons, we decided to build turnkey.

More information on other topics can be found in our construction blog ([Baufirma: Gemünden / Ort: Budenheim / Bauherren: Juliane und Peter]), which can be easily found via Google search.
 

Sascha aus H

2016-07-21 09:59:30
  • #4
It was already hinted at in the contributions, but I would like to emphasize it explicitly once again: The advantage of a general contractor lies in particular in the fact that you have a fixed price for the offered service (and only for this). With an architect, the price risk ultimately lies with yourself. You cannot hold anyone accountable for a poor calculation.

Whether this security is worth additional costs is something everyone must decide for themselves.
 

matte

2016-07-21 11:18:58
  • #5


But the architect instead. Of course, the procedure is different here with a tender, but an architect also has certain companies on hand that he likes to recommend or not, depending on the experience with these companies.
 

86bibo

2016-07-21 11:51:20
  • #6
The most important thing is clearly to check out the experiences of others. Every general contractor (GU), every architect, every property developer (BT), etc. has companies they like to work with and those they prefer not to work with (or only at the client’s request). Of course, sometimes there's some favoritism involved, but mostly these companies have proven to be reliable, dependable, and good in the past. Many of the cheap ones (of course not all) regularly deliver poor work or come back later with additional costs. Most architects are interested in a satisfied client, but all want an easy and uncomplicated process. And that usually only works with companies that deliver proper and on-time work. But it also works the other way around. There are many architects and developers that the craftsmen do not want to work with. Either because the prices are so poor, or the planning/management is so bad. The problem is that many GUs put so much pressure on their subs that they often have to drop everything when there’s an emergency. Many trades are only small businesses with fewer than 20 employees, so mixed costing only works to a limited extent; therefore, you certainly need some big clients to guarantee a minimum workload, but also the smaller clients. Not to milk them, but just to be properly paid for reasonable work. Rip-offs don’t work here either, because usually everyone obtains several offers nowadays. If you don’t have to calculate at almost break-even, you might even take a few extra minutes and do the work properly (yes, that’s quite common!). Also, it annoys some business owners that they have to earn their money through “additional services.” Many GUs negotiate with the subs on the basis of “you have to do this and that for the price, but you can charge this price for extra X and extra Y.” In the end, they probably get their money that way, but the craftsman is always the bad rip-off artist and the GU gladly cashes in again and is happy.

Ultimately, the price difference is probably not big. The GU earns more on the trades because he takes a cut, but he can also squeeze the subs more. A good architect, on the other hand, perhaps knows good and affordable craftsmen and can maybe offer a smoother process, even if it might take more time for the builder.

There are also significant differences among architects. First, most architects have a certain style or preference. I often went with my father through new development areas, and you could easily tell from some houses that they came from architect X or Y. Ideally, he should still implement your ideas, but every one of these houses also contains a little bit of the architect’s self-expression. So take a look at corresponding houses beforehand. Also, any extra ultimately costs money with the architect as well. No matter how you build, the simple four-corner house with a gabled roof will probably be the cheapest in the end. Second, there are often big discrepancies between planning and construction supervision with architects. There are architects who are excellent planners but absolute disasters when it comes to supervision/management. The opposite also exists. The drawings are okay but standard or you have to make sure you don’t end up with a messed-up house, but they are perfect construction managers and everything runs smoothly.

This shows: You have to look at all possible options carefully and seek out experiences. Check in your area who is working there and who builds with whom. Some things even a layperson can already see (how work is done, by whom, in what tone, with what equipment, etc.). Otherwise, you’ll also meet builders who usually say quite openly how good or bad it went with whom.
 

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