A construction or renovation project involves a dozen trades, several administrative permits, and a regulatory framework that evolves each year. Since January 2025, building permits submitted for new buildings fall under a new tier of the RE2020 with enhanced carbon requirements. In this context, the architect’s role is not limited to drawing plans: they ensure the compliance of the file, adherence to the budget, and coordination of the site.
Building permit submission date and environmental thresholds
The environmental regulations distinguish projects based on the date of permit submission, not the start date of the work. A permit submitted before January 1, 2025, retains the previous carbon thresholds, even if the construction starts several months later. Conversely, any permit submitted after this date must comply with the new emission ceilings.
This distinction has a direct impact on the project timeline. A project owner who delays the submission by a few weeks may find themselves subject to heavier technical constraints (insulation, bio-sourced materials, energy systems). The architect who gets involved from the sketch phase can anticipate this shift and adapt the program accordingly.
In practice, integrating these regulatory data from the preliminary study avoids having to redo plans already validated by the client. Among the services offered by Bâtir Architecte, this regulatory monitoring is an integral part of the support, from the sketch to the project completion.
Partial mission or complete mission: what an architect’s contract really covers
The code of ethics of the Order of Architects requires a written contract detailing the scope of each mission. There are two main options, and the choice between them profoundly affects the project’s progression.
Complete mission: from the sketch to the completion
This covers design (sketches, preliminary project summary, detailed preliminary project), the preparation of the building permit file, consultation with companies, site supervision, and project acceptance. The project owner has a single point of contact who bears responsibility for technical compliance.
Site supervision by the architect reduces discrepancies between the initial estimate and the final invoice. Regular reports allow for the detection of non-compliances before they generate additional costs.
Partial mission: design only or supervision only
Some projects do not justify a complete mission. A modest extension or an interior layout may only require a design phase, with the client managing the relationship with the craftsmen thereafter. Field feedback varies on this point: experienced project owners fare well, while others discover defects late due to a lack of regular supervision.
Pricing varies according to the chosen formula. Architect fees are generally calculated using three methods:
- A percentage of the construction cost, which covers the entire mission and aligns the architect’s interest with the overall budget management
- An hourly rate for specific missions such as an audit or technical expertise
- A negotiated flat fee upfront, which provides complete financial visibility to the project owner from the contract signing
Energy renovation: the architect’s role in light of new aids
Financial aids for energy renovation are refocusing on comprehensive renovations and decarbonized equipment. Isolated works (replacement of a single window, insulation of a single wall) are receiving less and less financial support. This evolution requires thinking of renovation as a coherent program, not as a succession of independent actions.
The energy audit becomes a prerequisite for accessing certain aid pathways. This audit, conducted by a qualified professional, identifies priority areas and quantifies expected gains. The architect can integrate its conclusions into the overall project so that the thermal renovation does not compromise the architectural quality of the building.
The case of gas boilers in large-scale renovations
A blocking point arises in aided renovation projects: the retention of a gas boiler may prevent access to funding. The relevant programs require a shift towards a decarbonized heating system (heat pump, district heating, biomass). Checking the compatibility of the existing heating system with the aid criteria must occur before finalizing the plans.
An architect who understands these constraints adapts the work program from the preliminary study. Replacing a gas boiler with a heat pump can change the layout of the technical room, duct passages, and even the ceiling height in some cases. Anticipating these adjustments avoids costly reworks during the project.
Consultation of companies and site coordination: two underestimated phases
The consultation phase with companies determines the actual price of the project. A well-written consultation file, with detailed plans and a precise technical description, allows for comparing offers on an identical basis. Without this framework, the received quotes cover different scopes, making comparison artificial.
An imprecise technical description generates amendments during the project. The architect or project manager who writes the specifications takes responsibility for the clarity of the documents. The criteria to verify in each company quote include:
- Compliance with the technical specifications of the specifications, item by item
- Detailed execution timelines by lot, with penalties for delays included
- Partial acceptance modalities and conditions for lifting reservations
- The ten-year insurance coverage of each participant, verifiable before the start
Site coordination, on the other hand, involves orchestrating the sequential intervention of trades. An electrician who comes before the drywall installer, a plumber who intervenes after the screed: these sequences seem logical, but a delay of a few days can block the entire schedule.
The choice of an architect or project manager who ensures this coordination is not a luxury reserved for large projects. In a single-family home renovation, a lack of coordination between the plumbing and tiling trades can delay delivery by several weeks, with the financial consequences that this implies for an owner who is also paying rent.
The success of a construction project relies less on the choice of materials than on the quality of management. A well-calibrated architect contract, a permit file submitted at the right time, and rigorous company consultation form the technical foundation that transforms an intention into a delivered building that complies with standards.
