General contractor vs total contractor: what are the risks for the project owner?

When a buyer starts a construction project in Geneva, the choice of the delivery method is crucial. The question "general contractor vs total contractor: what are the risks for the project owner?" comes up frequently, as these two structures involve distinct legal and operational responsibilities.

Understanding the roles: General Contractor (GC) vs Total Contractor (TC)

The general contractor usually intervenes based on plans already established by an architect chosen by the project owner. It focuses on the execution of all-trades work and coordinates the craftsmen.

Conversely, the total contractor takes charge of the entire project, including design, administrative permits, and construction management. In the latter case, the project owner delegates a significant part of their decision-making power to a single point of contact.

Risks associated with the total contractor

While the total contractor offers apparent simplification, it carries risks for the project owner. By concentrating design and execution in the same hands, independent quality control is reduced.

The major risk lies in the potential conflict of interest: the company is both judge and party. If design defects appear, the contractor might be tempted to favor economic solutions rather than the durability of the structure.

Points of vigilance for the project owner

Vigilance is required whether you choose a GC or a TC. It is crucial to check the contractual clauses regarding:

• Delivery deadlines
• Delay penalties
• Warranties

As Swiss practice highlights, rights related to construction defects are prescribed according to strict deadlines. A poor definition of the technical specifications can also lead to significant budget overruns.

Why AMO support is essential

Faced with these challenges, calling on an independent expert is an essential security measure. At KERLINE SA, we act exclusively for the project owner and are neither developers nor contractors.

Our role is to verify the compliance of the work and protect you against unfair clauses. By mandating us, you benefit from a neutral view on the progress of the site, ensuring your interests are preserved against construction companies.

Conclusion

The choice between a general contractor and a total contractor depends on your ability to manage the project and your need for control. Do not face building professionals alone.

KERLINE SA supports you at every stage, from signing the contract to the final acceptance of the work, to turn your real estate project into a serene success.