Comparator · decide in 5 minutes

Turnkey contractor vs. Independent architect

Two very different models to build a new home in Belgium. Budget, level of control, timelines, warranties and legal risks: here is the side-by-side comparison that will help you choose the right professional.

Quick comparison
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Model A · package
Turnkey contractor
Single contact · fixed price
Model B · project management
Independent architect
Custom · multi-trade
Critère 01
Economic model
Global fixed price including study, structural work and finishes. Often paired with a standardised specification book.
Architect fees (8-12 % of construction cost) + separate quotes from trades (mason, carpenter, electrician, etc.).
Critère 02
Customisation scope
Catalogue of models with limited options. Structural modifications often refused or very expensive.
Fully bespoke. Plans drawn to your needs, materials selected, free layout.
Critère 03
Average delivery time
9 to 12 months after permit issuance. Polished process, few timeline surprises.
14 to 20 months after permit. Longer due to multi-trade coordination and competitive bidding procedures.
Critère 04
Average budget (150 m² house)
260 000 € to 350 000 € excl. VAT, excluding land and special foundations.
280 000 € to 420 000 € excl. VAT depending on services and selected material quality.
Critère 05
Breyne Law coverage
<strong>Yes, systematically</strong> — this is even the typical use of the Breyne Law. Mandatory security deposit provided at signing.
Case by case: if the architect acts as pure project manager without selling, Breyne Law <strong>does not apply</strong>. You contract separately with each contractor.
Critère 06
Contractual warranties
Breyne Law warranties (perfect completion, two-year, ten-year) covered by the single contractor. Simplified recourse.
Warranties per lot and per contractor. More complex to activate in case of cross-cutting defect (who is responsible?).
Critère 07
Legal liability
One contractor — one responsible party. Simplifies any claim but centralises the risks.
Shared liability: architect (design, supervision), contractors (execution). Each trade carries its own ten-year insurance.
Critère 08
Site control level
Low — you have little access to the site, technical choices are made by the contractor. Risk of standardisation.
High — the architect performs quality control for you and keeps you informed. You can intervene at every stage.
Critère 09
Bankruptcy risk
Risk concentrated on a single actor. If the contractor goes bankrupt, the Breyne Law security deposit kicks in but the site stops.
Risk spread across multiple contractors. If one contractor goes bankrupt, you can replace a single lot.
Critère 10
Reception and expertise
Provisional and final reception with the contractor. Independent expert strongly recommended (information asymmetry).
Receptions per lot with each contractor + overall reception with the architect. Expert recommended for the overall reception.
Cas d'usage

Which model fits your project?

First-time buyer
It is my first build, I want to control budget and timeline
Turnkey with an approved contractor + independent expert at receptions.
Bespoke project
I want a passive house with strong architectural choices
Independent architect + contractors selected via tender.
Tight budget
My budget is capped at 280 000 € for 130 m²
Standard turnkey, but compare at least 3 contractors before signing.
Atypical land
My land is on a steep slope or in a protected area
Independent architect mandatory — a turnkey contractor will refuse or charge very high fees.
illustration · contractor vs architect comparison
Verdict

No right or wrong choice — but a choice that fits your risk profile and priorities.

The turnkey model appeals through contractual and budget simplicity. A single contact, a fixed price, controlled timelines. It is the royal road for a first purchase or a standard project. The flip side: low customisation and strong information asymmetry — hence the critical importance of an independent expert at receptions.

The independent architect offers control and superior quality, at the cost of a greater investment of time and energy. You manage multiple contracts, multiple insurances, multiple receptions. It is the qualitative option for those who know what they want and have time to engage.

Our recommendation: in both cases, never sign without an independent expert by your side. The difference is not in the economic model but in execution quality — and that is only controlled with a trained eye.

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