Single-family house planning: help, tips, suggestions, criticism welcome

Then you can also directly commission an independent architect with the planning of the single-family house; I see no advantage.

Actually, you are right. However, according to the HOAI calculator, the independent architect wants more than 7 times as much for performance phases 1-3 as the general contractor (GÜ).

With a fixed rebate share; I assume. Or is it billed according to HOAI?

No rebate is given. Either it is "offset" against the subsequent construction costs with the general contractor, or you have a finished planning for the amount paid, which you can take to another builder.

Seriously - I have been happily working with a particular architect for many years; in my opinion, his designs are well thought out and have a high recognition value. However, when it comes to technical innovations – especially in the field of renewable energies – he somehow remains stuck in the 20th century; and that's despite him not yet having reached the magical 50. If your statement refers to pure planning services, I agree with you. When it comes to comprehensive consulting, I don't really see architects as being up to date.

That can of course be the case with some. But you are never completely safe from that.

If this estimated price also makes it into the final contract – what are you still considering?

Well, it was about taking a look at everything and not just choosing the next best option. But you are right. The general contractor is currently at the top of our list. We are currently considering whether to look at one or two more companies.

Do you seriously believe that your praised planning office will provide guarantees beyond their planning services?

Since they not only plan but also carry out the construction (as general contractors), I actually hope so. At least their statement is that they provide 5 years of warranty on everything not done by ourselves.

Hello,

Actually, you are right. However, according to the HOAI calculator, the freelance architect wants more than 7 times as much as the general contractor (GÜ) for service phases 1-3.

A general contractor (GU/GÜ) – which your planning office is _not_ – usually has permanent employees or cooperations; here, designs and building applications are calculated differently than is usual with freelance architects. Freelance architects are often the better draft designers. So the question is, what is more important to you?

There is no refund. Either it is "offset" with the GÜ during the subsequent construction, or you have a finished plan for the amount paid, which you can take to another contractor.

I certainly did not mean that you benefit from a possibly agreed refund.

That may well be the case for some people. But you are never safe from that.

True – but even a layperson recognizes this during the design presentation; whether this is already chargeable depends on the individual’s negotiation skills.

Well, it was about looking at everything once and not just taking the next best option. But you are right. The GÜ is currently at the top of our list. We are currently considering whether to look at one or two more companies.

You are contradicting yourself a bit here; it seems that your primary concern is the price at the bottom right and not what actual services you receive for the price at the bottom right.

Since they not only plan but also carry out the construction (as GÜ), I actually hope so. At least their statement is that they assume 5 years warranty on everything that was not done by oneself.

You can believe that in church.

I would be very surprised if the planning office is liable for more than the designs, building application, and working drawings. The contract for a piece of house construction will certainly be with a third party; so inform yourself again.

Rhineland regards

A general contractor / main contractor – which your planning office _is not_ – usually has permanent employees or cooperations; here, designs and building applications are calculated differently than is common with freelance architects. For that, freelance architects are often the better designers. So the question is, what is more important to you?

They do have... partners to whom they give the contracts for house construction.
I believe you that freelance architects are often the better designers. Not least because you are the professional with experience.

You are contradicting yourself a bit here; it seems primarily about the price at the bottom right and not about what you actually get for the price at the bottom right in terms of owed performance.

No, of course not. I am not fixated on any price. It can vary between 300k-400k. Of course, you’re glad if in the end the smaller price is there.
Basically, good planning and good execution are important to me. But with 40% more for the freelance architect, I just have to drop out.
I just want to try, through schedules and information, not to get a bad egg and, in the end, to get a decent service for the money we can spend.

You can believe that in church

Just stay away from me with church.

I’d be very surprised if the planning office is liable for more than the designs, building application, and working drawings. The contract for a piece of the house will certainly be with a third party; so get informed again.

Sure, as I said, I’m trying to collect as much information as possible. Every bit helps. That’s why I’m glad something is being written here about the whole thing.
How did the world ever function without the internet?

How did the world manage without the internet?

Very well - people talked to each other and actually listened Rheinische Grüße

Comments:

[*]the width of 10m results from 19m plot width - 6m double garage (boundary construction) - 3m distance to the neighbor

Regarding the 3 m distance to the neighbor:

Is there a statement in the development plan that the depth of the distance areas according to § 8 para. 6 of the state building code of Rhineland-Palatinate (state building code) of the property 0.4 H (= height) does not have to be adhered to?

With a max. ridge height of 9.5 m, this would then be 3.8 m distance ...

That would be something. However, we have now been to three companies and at least none of them pointed that out. The independent architect actually went through the development plan thoroughly.

It says the following

In the WA, open construction is applicable. In open construction, buildings must be constructed with a lateral boundary distance according to the state building code pursuant to § 22 of the Land Use Ordinance.

I have to ask whether what you mentioned applies:

(6) The depth of the clearance area is 0.4 H, in commercial and industrial areas 0.25 H. In core areas as well as in special areas that do not serve recreation, a lesser depth than 0.4 H can be permitted if the use of the areas justifies it. In all cases, however, the depth of the clearance area must be at least 3 m.

Thanks for the hint.