If you are about to start a building project, you’re probably thinking about the best way to draw up plans and get organised.
This is where an architect steps in, a highly skilled design professional who can help you through every step of the building process. Architects not only offer creative flair but also technical and site management expertise.
But how much do they cost?
As a rough guide, for most types of residential project, architect fees will cost in the region of 8-16% of build costs for full professional services – initial concept design through to completion on site. Typically, a third of the total fee will cover services up to planning, another third for the preparation of the technical design, and a final third for builder selection and project management services.
Architect’s fees were traditionally calculated using industry standard fee scales. However, since the abolishment of these in the early 1980s, architects have been free to produce fees based on their own operating costs.
As a result, today’s architect fees are presented in a variety of different formats, making it more difficult for clients to understand what’s on offer and to compare prices.
In this article we will look at:
The information below should help you understand how fees are calculated and what you can expect to pay for typical domestic projects.
Before we get to fees, you may also be asking yourself why you should pay for an architect when building fees are already so expensive.
A good architect will add significant value to your project. This may be reflected in the increased market value of your property, or the personal value you receive from living in a home that has been designed to your specific needs.
Architects will monitor the budget at every stage and offer creative design solutions developed through many years of experience. This will save you money.
Architects can administer the building contract to ensure stage payments are in accordance with the value of the building work on site, thereby ensuring you don’t overpay as the project is progressing.
Architect fees are a relatively small proportion of overall project costs, and so investing in architect fees will save you money in the long run.
Like other professional service providers, architect’s fees are based on time spent and are typically charged in one of three ways:
A concern for some clients is that working on a percentage reduces the incentive to minimise build costs. However, the profession is bound by the ARB Code of Conduct which requires architects to act with integrity and properly manage a client’s budget. Overall, a percentage-based fee is usually proportionate to the level of work carried out and provides a convenient way to simplify costs on larger or more complex projects.
As fees are calculated on time spent, the total fee you pay at the end of your project is likely to be similar regardless of the type of fee you choose.
Architect fees are usually based on the industry standard RIBA Plan of Work.
The Plan of Work breaks down the design and building process into seven main works stages – Stage 0 (initial consultation and feasibility) through to Stage 6 (completion of site works and handover).
For residential projects, fee stages are often expressed as follows:
· RIBA Stages 0-3: design development to planning stage.
· RIBA Stage 4: to technical design and tender.
· RIBA Stages 5-6: site management and handover.
Each of the three stage milestones noted above typically represent about a third of the total fee – see examples below.
‘Full services’ refers to RIBA Stages 0-6.
A fee for ‘planning only’ would include services up to RIBA Stage 3.
A ‘plans only’ service, usually consisting of planning and building regulations drawings (council approvals) would be up to and including RIBA Stage 4.
Residential work will characteristically make up a large proportion of a small and medium-sized architect practice’s workload. Below is an approximate guide of what you are likely to pay in architect fees for typical residential projects.
New-build house projects are usually the most straightforward type of private residential work for architects as there are fewer unknowns in the design process. As a rough guide, architect’s fees for full services (RIBA Stages 0-6) are likely to be as follows.
VAT is not typically payable on the construction cost for a new house but may apply to architect and other professional consultant fees.
Projects that involve the refurbishment or extension of an existing building are usually time intensive for architects. Not only do existing structures possess unknown quantities, but they are rarely the same and as a result require bespoke design solutions.
Architect fees for residential extension projects are usually higher as a percentage than new-build projects. Expect to pay in the region of the following for full services:
Basement extensions are technically challenging projects that require specialist design and construction expertise to ensure they are built successfully. The design risks are high compared to other forms of construction, and architects factor in these probabilities when calculating fees. Expect to be charged the following for full services if a basement extension is included in your refurbishment works:
Listed building projects are probably the most time intensive for architects as the design, construction and planning processes require specialist knowledge developed over many years in practice. Full-service fees for listed buildings will be in the region of:
You may wish to appoint an architect to planning stage only, either to test in the first instance if a particular design is possible, or to pass on the technical design work to others. Work to planning submission, RIBA Stage 3, is around 35% of a full services fee. For a new-build house project at £500,000 with a 9% percent fee, fees will be about £15,750 excluding VAT.
In addition to the earlier planning stage work, a plans-only fee (RIBA Stage 4) will also include technical drawings and specifications for pre-site building regulations approval and builder pricing. Project management and site monitoring services are excluded.
Typically, an architect will charge about 70% of a full-service fee, so for a new-build house project at £500,000 with a 9% fee, fees will be £31,500 excluding VAT.
The table below is an approximate guide to architect hourly rates. Rates are largely dependent on experience and location.
In addition to the cost information outlined in the sections above, you will need to consider:
These include (non-exhaustive):
There is no set template, but an architect’s fee proposal will include:
Architects will tailor their fees to suit the level of service you require. If you wish to add or remove services, they will adjust accordingly.
Once you have agreed to work with an architect, you will need to form an appointment in writing. The appointment will confirm the scope of the services, payment terms, copyright, termination and dispute resolutions and other considerations.
Standard forms of appointment are advisable over bespoke agreements as they offer legal clarity to both parties. RIBA Domestic Professional Services Contract is suitable for many types of residential work, while RIBA Standard Professional Services Contract is appropriate for larger scale projects where more detailed contract terms are required.
Alternatively, for small-scale residential works, a letter of appointment may be appropriate. This will cover the same provisions as a standard form, only in a less formal way.
The architect will guide you through this process and advise what is appropriate for your project.
How much does an architect cost in the UK?
For residential work, UK architects will charge in the region of 8-16% of build costs for full services (conception to completion on site). Fees are dependent on the level of service and size, complexity and quality of the project.
How much does an architect charge for an extension?
For a £250K household extension and refurbishment project, UK architect fees will be in the region of 12% of build costs for full services, excluding VAT. About 4.5%of this would cover services to planning, a further 4.5% to technical design stage (including building regulations drawings) and a final 3% for project management.
How much does an architect charge to design a house?
An architect will charge about 9% of build costs to carry out full services for a new-build house costing in the region of £500K.
How much does an architect charge to draw up plans?
For most types of residential work, architects will charge about 3-5% of build costs to draw up plans for planning application and building regulations approval.
How much are architect fees for a small extension?
Fora household extension and refurbishment costing £100-150K, architect fees will be about £14,000 plus VAT for full services – feasibility to completion onsite. About £5,000 of this will cover planning, a further £5,000 for building regulations and tender, and £4,000 for site management services.
A drawings-only service to planning stage can be as little as £2,500 plus VAT for typical small-scale domestic extension.
How much do architects charge per hour in the UK?
UK architects typically charge between £50-130+ per hour.
Rates are dependent on the architect’s level of experience and ability. Practices will charge out newly qualified architects at around £50 per hour. Directors will command in excess of £100 per hour.
A well-known practice may charge a 10-15% premium on services.
Internationally renowned architects charge many times more.
Do I need to appoint an architect for all stages of my project?
No. Architects will tailor their services to suit your requirements.
Other relevant articles:
How much does planning permission cost?
How to write an architectural design brief
Credits - Main Image - Photo by Daniel McCullough on Unsplash
About the author: Aron Coates is an architect with over two decades of experience, encompassing projects ranging from the restoration of historic buildings to the design of contemporary homes.
The information provided in this article is intended for general guidance and educational purposes only. At Designs in Detail, we advise you appoint a skilled residential architect to provide specific expert advice for your project.
