We were in a slightly different position, as we knew the builder we were using, but our plans from our architect are similar. Our builder was able to give us a ballpark based on the plans and a little more info from us (i.e. what type of floors where, what type of windows, what type of roof, etc.) and generous allowances. Before the contract and final estimate, however, he had us select materials for everything. We weren’t locked in at that point, but it did give us a specific cost number for everything. So if, say, I want to change tile, I know exactly how it will affect the end price by comparing cost to the initial selection.

I should add - ours is a cost plus contract, so I know the cost of everything, in both materials and labor. I saw the window bids for everything we considered, for example, and could use that to make the final choice. The builder just forward me what he gets from subs in terms of bids and estimates.

You can have them bid with labor Only and price out the building materials, windows and doors with a lumber yard . I did this on my house but I installed Windows since II am a window contractor. If you want a bid On materials and labor you need more accurate and detailed specs. would need more detailed information on what you want for Windows. And doors and location to better assist.

I'm surprised that your architect did not specify things as important as windows and doors. They are VERY MUCH part of the design of a house.

Ours spec'ed styles, sizes, where to have operable, etc., but not a specific brand or material.

there is a HUGE variation in material costs and finishes. To not have decent specifications of finishes (level 4 or 5 drywall, trim, fixtures, appliances, etc) can make the cost 1X or 3X. And, probably worse, a greater difference in expectations vs reality when you go select these items and compare to the bid / budget.

WIndows, doors, roofing, insulation, STAIRS, cabinetry, counters, plumbing fixtures (at least brand or something representative), appliances (same), HVAC expectations, some lighting expectations, any built ins, fireplace(s), flooring - types with enough specificity (i.e. site finished 4" white oak hardwoods, etc), exterior siding and trim....

If you didn't have decent schedules of these things its no wonder your Gas are rolling their eyes. (or stressing about your expectations and the reality....)

It would be a waste if the architect specified without a few hours of related discussions.

Have you seen any of the homes designed by the architect or by the builders who you've interviewed? If they are close both in style and budget its a good place to start. The specification "similar to xxx" is easy to understand.

Like Kristin S, our architect noted sizes and styles of window and operable/not, but not specific brands/makes/models. We had a long conversation with him about what he intended in his design and I have great notes from that and can speak intelligently to contractors about our wants and his intentions. The GC we had the best meeting with spent over an hour and a half with us going down a list: what did we think about insulation, roof, ceiling finish, floors, trim, windows, doors, etc. etc. and got a good feel for what we are expecting without us having to name any specific brands. I wish I had those notes because I'd just send them off to every other contractor who asks. So I guess that's my task now-- put that in writing.

Jeffrey R Grenz-- unfortunately he lives about 5 hours from us and the majority of his homes are there. We've seen some of them ourselves but we can't really reference them to our local contractors outside of showing them his website, which is better than nothing I guess! He's also told us he's more than happy to spend a few hours with our top 2-3 contractors making sure they understand what he intended before contracting with us.

Kristin S-- ours will also be cost plus. I'm glad to hear about the transparency you've had with that plan. I'm looking forward to that too.

If the plans were produced for the purpose of competitively bidding the project, then the material selections-- from roofing to brick, windows, doors, insulation, flooring, etc.-- should be specified without ambiguity. For some categories, it may be appropriate to indicate a cost allowance that each bidder should figure into their quote. Important systems such as the HVAC and electrical systems should not be left to guesswork (but are rarely spec'd by architects.) The quality level of finishes should also be specified. Do you want Benjamin Moore or Sherwin Williams paint? Maybe a big-box store brand? Should it be top-of-the-line or contractor grade? How should surfaces be prepped, primed, and painted?

Absent that level of detail in the specifications, you'll be left on your own to sort out how the components and systems builder A is proposing to install differ in performance and cost from those proposed by builders B, C, and D.

I submit that your architects haven't yet finished the design task you've paid them for.

Without a firm set of specs and what materials, including windows and doors, how do you level and or compare bids? He has to give you sizes for egress and ventilation purposes so why not have him specifiy a brand? You are paying him for a service and as Charles say he has not finished the design task you have contracted for.

"The GC ...…. spent over an hour and a half with us going down a list: what did we think about insulation, roof, ceiling finish, floors, trim, windows, doors, etc. etc. and got a good feel for what we are expecting without us having to name any specific brands. "

This is typical despite all the recommendations you read post after post to have all specs and decisions made. 2-2.5 hours. Usually they've seen one of my homes, which is why we're talking.

Most projects come in without window brands, or will specify something for the sake of energy calcs.

Clients' expectations are generally set by what they've seen in person. We develop specifications to match up their expectations with their budget.

The prespecified project I priced in March is still being repriced while client looks at stuff that was selected for them, likely without a conversation. Aluminum vs wood, slider vs casement, fiberglass vs spray insul, flush painted doors vs solid wood, F stop detail vs L, glass rail vs iron, etc.

Consulting on another 2 hours away, 28 page architect developed set with a pile of specs, steel construction, 2800sf.... except client wants features it won't accommodate. Most of the specs were listed as "CFBI" (client furnished builder install). It sounds official but that is an "allowance" for 11 pages.

You will have a much less stressful and more predictable outcome if you and your architect take the time now to specify *everything* in the house, from the exact model of windows to the faucets and toilet roll holders. I'd also spec methods of installation, showing examples of flashing details, air sealing details, and energy efficient framing and insulation methods, for example.

The specifications document is a critical communication tool between you and your builder, the less ambiguity the better. There will be plenty of decisions to make as the project goes on, get as many as possible out of the way before you start.