You sign the design, we carry the works coordination
The commercial market and obligations to reduce energy consumption: why architectural intent is no longer enough
You are an architect or interior architect: this page describes concretely how Kytom works for you, from the first call to snag-list closure. On a commercial project, the breaking point is almost never the architectural gesture: it is TCE coordination, legally and economically outside a design practice’s scope. Kytom carries it as general contractor, under your validations: you keep the design, the artistic direction and the relationship with your client; we take on execution, deadlines and contractual responsibility for the trades. Four architect validation milestones pace the site, and four mission schemes cover the usual configurations, from simple execution to joint contracting.
Our reading differs from the prevailing professional doctrine on this point: the EXE phase is not a by-product of the project, it is where architectural intent is won or lost. The commercial sector decree requires a 40% reduction in energy consumption by 2030 relative to a reference year after 2010. On the client side, 78% now require an environmental performance component aligned with a recognised reference framework, it being understood that validity periods vary according to the nature of the framework: some operational certifications are valid for 3 years, whereas the new-build and major-renovation versions carry no expiry date.
In this context, a slippage of 4 to 6 weeks is enough to downgrade a rental project aligned with a 3/6/9 lease. The architects Kytom supports face 3 recurring constraints:
- occupied sites: 80% of projects take place in active environments, with phasing and staggered works;
- tight budgets: 650 to 1,100 €/m² excl. VAT for standard commercial fit-out (internal Kytom benchmark 2023-2024, consolidated range excluding premium Île-de-France);
- lead times for bespoke furniture: 12 to 16 weeks (Kytom partner supplier feedback 2024).
When the all-trades general contractor approach is not the right answer. Below 150 m² or on simple single-package refresh projects (painting alone, carpet replacement), the all-trades contract adds to the cost structure without coordination benefit: prefer a direct tradesperson or a single package. Above 8,000 m² with phasing across 6 distinct geographic packages, the single general contractor model reaches its limit and a macro-package with an external project scheduling coordinator becomes relevant again. Finally, on heavy classified-installation projects or data centres, the scope falls outside ordinary commercial work: Kytom directs clients to specialised contractors.
Kytom positions itself as the execution arm: taking over the tender documents, securing supplies, keeping to milestones. Your artistic direction remains fully preserved, with the 4 architect validation milestones structuring each critical phase.
A 5-step method set over 12 weeks and 4 architect validation milestones
For the architecture firm: coordinating the 14 work packages represents between 18 and 25% of the assignment’s fee-equivalent time, with no added design value. It is this share that Kytom absorbs, not the artistic direction. Our method is built around the average standard lead time measured across the Kytom portfolio, with 4 architect validation points to preserve design intent.
- Onboarding (5 working days). Analysis of the tender documents, joint site visit, identification of 8 to 12 sensitive technical points: HVAC, high and low voltage, smoke extraction, RGAA-PMR accessibility.
- All-trades costing (10 to 15 days). Line-by-line breakdown based on your bill of quantities, compliant with the NF P03-001 normative framework.
- Site preparation (3 weeks). Permits, health and safety plan, execution drawings jointly approved.
- Coordinated execution of the 14 work packages. Partitions, suspended ceilings, soft flooring, painting, electrical, plumbing, air conditioning, joinery, furniture; weekly meeting, fortnightly photo reporting, Qualibat-certified subcontractors.
- Delivery and pre-acceptance inspection. Clearance of reservations within 15 days, as-built file delivered within 30 days.
Kytom process formalised and audited internally. The architect retains validation of samples, colours and 1:1 prototypes on signature works (reception desk, screens, designed furniture).
A methodological limit to be aware of. This sequence assumes a tender file stabilised at 80% and a site vacated at handover. On projects with a tender file below 60% (sketch-preliminary design delivered as a tender file), phase 2 balloons to 4 to 6 weeks and the schedule guarantee no longer holds: Kytom then switches to an assumed design-build assignment, with a specific architect fee amendment. On sites occupied at more than 70% daytime occupancy, night/weekend phasing mechanically lengthens the schedule by 30 to 50%: the standard method does not apply.
Measured benefits for the firm: schedule adherence, preserved intent, single all-trades contract
For the interior architect: 1 contract, 1 ten-year guarantee, 1 invoicing in 4 to 6 instalments, 1 site contact. It is the legal structure that shifts the risk away from your professional liability, not a sales argument. Kytom measures 3 recurring effects for partner architects: schedule adherence, preservation of architectural intent, administrative and legal offloading.
| Indicator | Kytom | Commercial market |
|---|---|---|
| Projects delivered on the contractual date | 94% | 70 to 80% (internal Kytom benchmark across 9 partner firms, 2024) |
| Average deviation from delivery date | < 4 working days (Kytom portfolio measurement 2022-2024) | 10 to 20 days (partner firm feedback) |
| Post-delivery rework rate | 1.8% | 3 to 5% (internal benchmark estimate) |
The 4 milestones and the 1:1 prototypes on signature works secure the project’s signature. Your project management fees remain focused on design and artistic monitoring, without dilution into the coordination of the 14 work packages. 7 firms entrust Kytom with 3 to 5 projects per year on a recurring basis (internal Kytom observation 2023-2024), in formats ranging from 200 to 5,000 m².
When the all-trades benefit fades. On projects with a budget below 80 k€ excl. VAT, the price gap between all-trades and separate packages (15 to 25% gap according to internal Kytom benchmark) is no longer justified: direct architect coordination becomes competitive again. Conversely, on projects with strong design signature where more than 40% of the budget is in bespoke prototyped works, the risk of diluting intent increases: the milestones must be reinforced to 6 instead of 4 and an extended prototype validation amendment must be planned.
Target typologies and contractual scope: 4 architect assignment schemes
Contrary to the widespread practice of sorting commercial projects by surface area, Kytom segments them by density of bespoke prototypes: it is this ratio that dictates the relevant contractual scope, not the number of m². Kytom targets 4 project typologies.
Do you work regularly on commercial projects and want to formalise a recurring collaboration framework? See our partner programme dedicated to architects: written framework, scopes defined upfront, your signature preserved on every project.
