Photo by Daniel McCullough on Unsplash.
If you're planning a building project, you may be considering appointing an architect and wondering about the associated costs.
Architects offer more than just creative design – they bring technical expertise and project management skills to ensure a smooth process from start to finish.
Many architects tailor their fees based on your needs. For instance, if you'd like full professional support, they can handle everything from early design stages to overseeing construction. Alternatively, if you're working with a contractor who will manage the build, you could appoint an architect solely for design and planning approval.
Not sure if you need an architect? See our guide below.
READ: Do I Need an Architect?
Before we get into the specifics, it’s important to understand how architects set out fees.
Fees usually follow the RIBA Plan of Work, which breaks down the project into work stages. For residential projects it can be simplified as follows:
A full service covers all RIBA Stages (0-6), while "planning only" services stop at RIBA Stage 3.
A "plans only" service includes planning permission and building regulations approval (RIBA Stages 0-4).
Architect fees vary based on the scope of services, project size, complexity, and site location. Other factors include the building type, size of the practice and the architect's expertise.
Below is a guide to typical architect fees for full services on various residential projects. Whether you're building a new home, adding a loft conversion, or undertaking complex listed building works, the estimates below will help you budget.
To calculate the planning fee, divide the total by one-third; for the technical design, divide by two-thirds. For example, a £100,000 house extension at 12% would result in a planning fee of £4,000 (Stages 0-3), a technical design fee of £8,000 (Stages 0-4), and £12,000 for full project oversight through to completion (Stages 0-6).
New Houses
New-build homes are generally easier to calculate than refurbishment projects due to fewer design unknowns. For full architectural services (RIBA Stages 0-6), typical fees are as follows:
VAT is usually not applied to the construction cost but may be payable on architect and consultant fees.
Extensions and Loft Conversions
Extensions and refurbishments are typically more time-consuming due to the bespoke solutions required for existing buildings. Expect full-service fees in the range of:
Basement Extensions
Basement extensions are complex and require specialist expertise. Architects account for the higher risks in their fees, which are generally:
Listed Buildings
Listed building projects are the most time-intensive, requiring specialist knowledge. Full-service fees typically range from:
Architects charge fees in three ways:
Overall, regardless of the fee structure, the final costs tend to be similar.
For simple extensions and renovations, you might choose to appoint an architect to provide the plans only, allowing a competent builder to manage the build phase.
For larger projects, listed buildings, or properties in conservation areas, appointing an architect for full services will help ensure compliance and smooth project management – saving you time and money.
The key to a successful project and keeping fees to a minimum is to prepare a brief before you start approaching architects. For more information on how to do this, see our guide below.
While the architects quoting for your project will evaluate your brief to check if it’s achievable, clearly setting out the parameters and your main goals will help ensure the project stays on track and within budget.
READ: How To Write An Architectural Brief – A Homeowner’s Guide.
Additionally, try to avoid making unscheduled design changes, especially when the project has reached an advanced design stage.
The RIBA Plan of Work is structured to guide you through each stage of your project, beginning with outline design and progressing to detailed construction specifications. By following this framework, you can make informed decisions at each phase, allowing for signoffs that prevent unnecessary rework and additional costs. Adhering to this systematic approach helps ensure that each aspect of the project aligns with your vision, ultimately minimising delays and controlling expenses.
An architect’s fee proposal will typically include:
Once you've agreed on services, you’ll need to formalise the appointment in writing. RIBA contracts are recommended for clarity and legal protection. For small projects, a letter of appointment often suffices. The architect will advise which is most appropriate in their fee proposal.
The information provided in this article is intended for general guidance and educational purposes only. For specific expert advice on your project, consult a skilled residential architect featured on Designs in Detail.
About the Author
Aron Coates is an architect with over two decades of experience, working on projects ranging from historic building restoration to contemporary home design.
