Design (Architect)

Architectural design encompasses all planning services provided by an architect, from the initial concept through to the completion of a building-including preliminary planning, design, building permit planning, construction planning, and construction supervision. In Germany, architects are members of the Chamber of Architects and are responsible for the functionality, safety, cost-effectiveness, and design quality of a building. Their services are governed by the Fee Schedule for Architects and Engineers (HOAI).

Service Phases According to HOAI

The HOAI divides architectural services into nine service phases (SP 1-9):

• SP 1 - Preliminary Planning: Analysis of the project, clarification of objectives and constraints
• Phase 2 - Preliminary planning: initial design concepts, feasibility assessment, rough cost estimate
• Phase 3 - Design planning: detailed design, cost calculation according to DIN 276
• Phase 4 - Permitting planning: submission to the building authority, building permit documents
• Phase 5 - Construction planning: detailed drawings for the construction site
• Phase 6 - Preparation for contracting: specifications for trades
• Phase 7 - Assistance with contracting: bid evaluation, awarding of contracts
• Phase 8 - Project supervision/construction management: on-site monitoring, quality assurance, schedule management
• Phase 9 - Post-construction support: rectification of defects after completion, documentation

Clients can commission individual service phases or award a full contract. Service phases 1-5 cover the planning services, while Phase 8 covers on-site construction supervision-and is particularly important for quality assurance. Cutting corners on LP 8 is a false economy: Without on-site supervision during construction, defects accumulate that are difficult to address after final acceptance.

Fee Calculation and Costs

The architect’s fee is based on the billable costs of the building and the fee zone (I-V, depending on difficulty and requirements). For a single-family home with billable costs of 500,000 euros and fee zone III, the total fee (all project phases) is roughly 50,000-70,000 euros. Many clients commission only specific phases; construction management (Phase 8) in particular is crucial for quality assurance and on-time completion.

Important: Since the 2021 HOAI reform, the HOAI’s minimum rates are, according to a ruling by the European Court of Justice, to be understood only as guidelines, not as binding minimum rates. In practice, fees are often negotiated individually today. However, a cheaper offer is not always advantageous-the architect’s contract should clearly specify which services are included in the fee.

Architect vs. Developer/Prefab Home Builder

Those who build with an independent architect receive a one-of-a-kind home tailored to their individual wishes. Developer-built homes or prefab home projects are more standardized, often cheaper, and completed faster, but offer less individuality. An architect tailors floor plans, building materials, window sizes, and details precisely to the client’s needs. This comes at a price-but generally delivers a higher-quality, more personalized result.

In the renovation sector, an architect is indispensable when it comes to complex conversions, historic preservation, or eligible renovation measures that require official approval. Only through the architect’s Phase 4 (permit planning) can public-law permits for roof extensions, additions, or changes of use be obtained. For KfW-subsidized renovations, an energy consultant or an architect with the appropriate additional qualifications is generally required.

Practical Tip for Property Owners in Nuremberg and Franconia

In Nuremberg and the Franconia metropolitan region, there is a vibrant architectural scene with numerous experienced firms for all types of buildings-from historic structures to new construction, from conversions to energy-efficient renovations. Anyone renovating, converting, or building new should speak with an architect early on-ideally even before purchasing the property-so that structural feasibility is already factored into the purchase decision.

Especially in Nuremberg, it frequently happens that properties are offered with purported development potential that, upon closer inspection, proves to be unfeasible. An experienced architect can clarify what is approvable during a preliminary discussion with the building authority. Upon request, we can connect you with trusted architectural firms in the region that are familiar with the Nuremberg building authority.

Frequently Asked Questions

Do I need to hire an architect for a renovation or remodeling project?

Not for all projects. Minor interior renovations are often exempt from permitting. In Bavaria, an architect is generally required as the design author for structural alterations, changes in use, additions, or attic conversions-even for projects exempt from formal procedures that are permitted under the Bavarian Building Code (BayBO) but still require technical supervision. The exact assessment is the responsibility of the relevant building authority; if in doubt, it’s worth making a brief preliminary inquiry with the Nuremberg Building Authority.

How do I find a good architect in Nuremberg?

The Bavarian Chamber of Architects (AKBay) maintains a public directory of all licensed architects. Recommendations from your personal network, portfolio projects, and an initial personal consultation are good selection criteria. It is important that the architect has experience with the relevant building type and in working with authorities. Ask about comparable projects involving the same building type and request references from the client of the project in question.

How much does an architect charge for planning for building permits alone?

Planning for building permits (Phase 4) accounts for approximately 6% of the total fee. For a residential building with €500,000 in billable costs, this would amount to around €3,000-€4,500. Some firms offer flat rates for standard services; individual special services are billed separately. Anyone commissioning only LP 4 should keep in mind that the architect needs to be familiar with the previous planning phases for the permit planning-it is often worthwhile to commission at least LP 1-4 together.

What is the difference between an architect contract and a developer contract?

With an architect contract, you commission an independent architect for planning and, if necessary, construction supervision; you contract out the construction to separate companies. With a developer contract, you purchase a property yet to be built from a developer who handles planning, construction, and sales under one roof. The property development contract offers fewer customization options, but often clearer total prices and a simplified process. The risk lies in the developer’s financial standing-insolvency can jeopardize the project.

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