For a project involving multiple trades, you have two main options: hire a project manager who supervises without executing, or a general contractor who does everything. Let’s break it down.
Definitions: Who Does What?
The Project Manager
The project manager is your conductor. They:
- Write the specifications for your works
- Launch calls for tender to several companies
- Compare quotes and advise you
- Coordinate and supervise the site
- Control the quality of the works
- Handle the final handover of the site
They do NOT carry out the works themselves.
The General Contractor
The general contractor is your single provider. They:
- Prepare a global quote for all the works
- Carry out the works with their own teams or subcontractors
- Coordinate the interventions internally
- Bear overall responsibility for the result
They carry out the works AND coordinate them.
Detailed Comparison Table
| Criterion | Project manager | General contractor |
|---|---|---|
| Role | Supervises and controls | Carries out the works |
| Independence | Total (no conflict of interest) | Uses their own teams/subcontractors |
| Price | 8-15% of the works amount | All-inclusive fixed price |
| Choice of companies | You choose on their recommendation | They choose their subcontractors |
| Number of contracts | Several (1 per company) | One only |
| Responsibility | For the coordination | Overall, for the result |
| Control | Maximum | Do it yourself or delegate |
| Simplicity | More complex | Very simple |
For What Type of Project?
Choose a project manager if:
- ✅ Your budget exceeds €100,000
- ✅ The project is complex (structure, architecture)
- ✅ You want several quotes for each work package
- ✅ You want independent oversight
- ✅ The project requires an architect (who can act as project manager)
Choose a general contractor if:
- ✅ You want simplicity (one point of contact)
- ✅ The project is medium-sized (€20,000 - €100,000)
- ✅ You don’t have time to manage several companies
- ✅ You want a guaranteed fixed price
- ✅ Coordination is your main concern
Costs Compared
Example: complete renovation of 80m² - Works budget €100,000
Project manager option: | Item | Cost | |------|------| | Project manager fees (12%) | €12,000 | | Works (separate companies) | €100,000 | | Total | €112,000 |
Advantage: the project manager can negotiate better prices and avoid extra costs.
General contractor option: | Item | Cost | |------|------| | All-inclusive fixed price | €105,000 | | Total | €105,000 |
Advantage: fixed price, no surprises (except approved change orders).
Advantages and Disadvantages
Project Manager
Advantages:
- Total independence (defends YOUR interests)
- Puts companies in competition
- Sharp technical expertise
- Rigorous quality control
Disadvantages:
- Additional cost (fees)
- More complex (several contracts)
- You remain liable towards the companies
General Contractor
Advantages:
- Total simplicity (one point of contact)
- Guaranteed fixed price
- Single responsibility
- Optimized internal coordination
Disadvantages:
- No competitive bidding among subcontractors
- Less control over technical choices
- Dependence on a single company
Can You Combine Both?
Yes! It’s even common for large projects:
- Architect/Project manager for the design and follow-up
- General contractor for carrying out the works
The architect checks the general contractor’s work. It’s the best of both worlds, but also the most expensive.
How to Choose on tack.lu?
- Describe your project in detail
- Specify whether you’re looking for a project manager or a general contractor
- Receive up to 3 quotes from verified players
- Compare the approaches and prices
FAQ
Can an architect act as project manager?
Yes, it’s even common. The architect designs the plans AND can supervise their execution as project manager.
Does a general contractor cost more?
Not necessarily. They include coordination in their price, whereas you pay the project manager on top of the companies.
Which option for a simple bathroom renovation?
For a project under €20,000, a general contractor or even coordinated tradespeople is enough. A project manager is oversized for this.
