What is a quite reasonable architect fee is like if you don't mind sharing? I had to use a engineer in my new build. The engineer's fee was much lower, a small fraction of what my architect charged.

Yes, normal, as far as it goes.

Does not include plans and schedules for lighting, electrical and signal, plumbing, HVAC.

Not sure if window and door schedule are included or not

You should ask about all of these.

Also it appears no architectural services are provided for bidding and construction.

Since architect fees vary by location, and by complexity of the job, I don't really want to share that info. The architect's fee is in line with what my banker has said normal for my build here, and also not far off what a lot of people have reported on this site.

The engineer's fee is higher than I would have expected. About the same as the architect's fee - so basically would double my costs (if I go with the one my architect works with - I have no idea if I selected my own).

Virgil - thanks, I'll ask about lighting, electrical, signal, plumbing. I did ask about lighting when we were talking, and she said we would figure out where the lights go - but I need to clarify exactly what's included. Are those all things an architect would normally provide, or do I work on those with the electrician/plumber/etc once the builder has identified those to me?

As far as window and door schedule, isn't that item vii? Or did you mean something different?

Yes, the items mentioned are things many architects provide. Asking about them would be normal, but providing them adds to the architect's time and expense.

You are correct--door and window schedule is included. I missed it!

I suggest you pick your builder and get them on board as early in design as possible. They can provide real-world cost information to inform the design. They can also arrange for some design work (e.g. trusses) and some of the specifications.

For residential work, plumbing plans are generally not needed since the prescriptive code is pretty clear and thorough about the requirements. Your builder should be able to provide guidance about wall thickness, etc. required to comply with the applicable code.

HVAC systems need to be designed by a competent HVAC professional (and, no, that's not redundant.) Our HVAC trade partner takes care of that and submits the required plans and calculations as needed to obtain a permit.

Floor trusses and roof trusses are generally designed by the particular truss manufacturer, often using proprietary software. The municipalities in which we build don't require an engineer's stamp on floor trusses if the software has been validated, but generally do require it for roof trusses. The manufacturer handles that and includes the cost in their cost to furnish the trusses.

The myriad choices for lighting may require some help to navigate. Depending on how sophisticated your lighting requirements are, you may wish to engage a lighting designer. Some lighting retailers will have one on staff and offer some level of their services if you're purchasing lights through them.

I highly recommend that a geotechnical engineer perform soil testing and design the footings for your specific soil type and the type of home you are building.

Best wishes for a successful project!

Our engineering costs were about 1/20th of the architect fees.

A high structural design fee suggests a complex structure. Is it structural steel, heavy timber or site built trusses? It is normally one tenth of my architectural fee. If the structure is simple spans under 16 ft it can be dimensioned lumber designed by anyone from the code tables. Some states even allow LVL and I joists to be designed without a license.

You can always get “engineered beams” designed and stamped by the manufacturer through a lumberyard for free.

I think this is dependent on what she's charging you. I'll be specific, I paid about $5K in engineering. If your architect is charging you $100K, then I'd freak out if that is what her estimate for engineering is....

Its not really possible to offer advice about the scope of work needed to design a mysterious house with a mysterious structure and a mysterious foundation configuration.