Totalentreprenør
A totalentreprenør (design-build contractor) takes on both the design and the execution of a construction project. The byggherre (the party commissioning the work) describes what is to be delivered (function, quality, scope), and the totalentreprenør chooses the technical solutions, materials and suppliers needed to meet that description. This gives one contracting party responsible for the whole result, and one address for complaints.
This form of agreement is governed by the Norwegian standard NS 8407 (Alminnelige kontraktsbestemmelser for totalentrepriser, the general contract terms for design-build contracts), supplemented by NS 8417 for design-build subcontracts. The standards allocate risk, set the rules for notices and complaints, and frame variation orders (NS 8407 clause 31) and liquidated damages for delay.
A totalentreprise differs from:
- Utførelsesentreprise (execution-only contract, NS 8405/NS 8406), where the byggherre handles the design and the contractor builds from finished drawings.
- Delte entrepriser (split contracts), where the byggherre holds separate contracts with the carpentry, plumbing, ventilation and electrical trades and coordinates the interfaces itself.
- Samspillsentrepriser (collaborative contracts, also called IPD or alliance contracts), where the byggherre and the contractor share cost risk until a target price with an incentive model is signed.
The model is often used in larger residential and commercial projects because it gives a more predictable price and a shorter, parallel design and execution phase. The drawback is that competing contractors have to do substantial design work already at the tender stage, and that the byggherre has less influence after the contract is signed. Changes after signing typically trigger a variation order, with an adjustment to the price and the deadline.
In practice, the boundaries are fluid. Many projects start with a collaborative phase where the byggherre and the totalentreprenør develop the solution together, before the contract is "locked" as an NS 8407 totalentreprise. The distinction between byggherre and contractor stays clear, but responsibility for the design sits with whoever signs as totalentreprenør.
From Placepoint's dictionary: Totalentreprenør
More information: Standard Norge: NS 8407 (contract standards), Store norske leksikon: Totalentreprise
English: Design-build contractor (total contractor, per NS 8407).
Frequently asked questions
What is a totalentreprenør?
A totalentreprenør takes on both the design and the execution of a construction project. The byggherre describes what is to be delivered (function, quality, scope), and the totalentreprenør chooses the technical solutions and suppliers. This gives one contracting party responsible for the whole result, governed by NS 8407.
What is the difference between totalentreprise and utførelsesentreprise?
In an utførelsesentreprise (NS 8405/NS 8406), the byggherre does the design and hands finished drawings to the contractor. In a totalentreprise, the contractor also takes on the design responsibility. That gives the byggherre a more predictable price, but less influence after the contract is signed.
What is the risk for the byggherre in a totalentreprise?
The main risk for the byggherre is reduced influence after signing. Changes trigger a variation order with an addition to the price and the deadline, see NS 8407 clause 31. A thorough performance specification of the requirements for function and quality is decisive if you want to avoid disputes.
Is totalentreprise used in residential projects?
Yes, it is common in larger residential and commercial projects. Many projects start with a collaborative phase where the byggherre and the totalentreprenør develop the solution together, before the contract is locked as an NS 8407 totalentreprise.