Architects fees in the UK: How much does an architect cost in 2024?

Want to know how much architects charge? Explore our detailed guide to architects’ fees in the UK, complete with practical tips on saving money for your construction projects.

Curious about how much it costs to hire an architect in the UK? Whether planning a kitchen extension, renovating a historic building, constructing your dream home, or developing a multi-unit investment property, understanding architectural fees is crucial to budgeting effectively. Let’s dive into what you can expect to pay and how to make the most of your money.

The Evolution of Architect Fees

Once upon a time, the cost of hiring an architect was fairly predictable. The Royal Institute of British Architects (RIBA) maintained a standardised fee structure, allowing clients to select architects based on skill and availability without fretting over price differences. Traditionally, fees were calculated as a percentage of the construction costs, influenced by the project’s size and complexity. This approach was mandatory until 1982, then became advisory until it was completely abolished in 2009.

While the old system provided consistent pricing, it also limited flexibility. Today, the landscape is more complex, offering room for competitive rates and personalised fee structures. With some research, you can find an architect who offers the best value for your specific needs.

Understanding Architect Fees

Architect fees can be calculated in several ways, each tailored to the unique demands of your project:

Fixed Pricing: A set fee is agreed upon at the outset, based on the estimated workload.

Percentage-Based Fees: These typically range from 8% to 20% of the total project cost, with the percentage decreasing as the project’s budget increases.

Hourly Rates: Architects may charge by the hour, billing for the actual time spent on your project.

Pros and Cons of Different Billing Methods

Each billing method has its pros and cons, which can significantly impact the overall cost and management of your project:

Fixed Fee: 

• Pros: Offers clarity and predictability, minimizing the risk of unexpected costs.
• Cons: If the project expands, the architect may need to absorb additional costs or renegotiate fees.

Percentage-Based Fee:

• Pros: Scales with the project’s size and complexity, aligning the architect’s incentive with the scope of work.
• Cons: As project costs rise, so do the architect’s fees, potentially leading to budget overruns.

Hourly Rate:

• Pros: Flexible and transparent, you pay only for the work completed.
• Cons: Projects that take longer than expected can result in higher-than-anticipated costs.

How Architect Fees Are Structured

In reality, architects often blend these billing methods across different project phases. For instance, they might use a fixed fee during the initial design phase, switch to a percentage-based fee during construction oversight, and charge hourly for additional consultations or changes. This mixed approach allows them to adapt to your project’s evolving needs.

Discussing the fee structure in detail with your architect is essential to avoid surprises. The final cost will depend on the project’s complexity, your specific requirements, and the architect’s expertise.

Regional Variations in Architect Fees

It’s important to note that architect fees can vary significantly depending on where you are in the UK. Rates in London and the Southeast tend to be higher, while other regions may offer more affordable pricing.

The Cost and Role of Architects in Drawing Up Plans

A common misconception is that architects primarily draft floor plans and elevations. While creating these drawings is a key responsibility, it represents just a fraction of their role. Architects add value at every stage of a project:

Design and Planning: Collaborating with clients to optimize the site’s potential.

Regulatory Compliance: Ensuring the project adheres to all statutory consents and building regulations.

Risk Management: Identifying potential construction risks and providing solutions to mitigate them.

Creative and Practical Guidance: Offering insights and advice throughout the project, refining designs and resolving challenges.

Only after these stages do architects produce the detailed drawings necessary for planning applications, building control approvals, and construction.

Breakdown of Costs for Architectural Drawings

The cost of architectural drawings varies by project scope:

• Planning Drawings:
  • Extensions: Starting from £5,000
  • Small-scale conversions: Starting from £7,000
  • Small-scale new builds: Starting from £10,000
• Building Regulations and Tender Drawings:
  • Extensions: Starting from £7,000
  • Small-scale conversions: Starting from £9,000
  • Small-scale new builds: Starting from £12,000
• Full Architectural Services: From project inception to completion, fees range between 8% and 20% of the total project cost, depending on the project’s scale and complexity.

For full architectural services, covering everything from inception to completion, fees generally range between 8% and 20% of the total project cost, depending on scale and complexity.

Additional Roles of Architects

Apart from drawing up plans, architects provide several other essential services, including:

• Project Feasibility and Options Analysis: Assessing the project’s feasibility and exploring different design options with the client.
• Statutory Consents Guidance: Advising on the necessary procedures and requirements for obtaining statutory consents and ensuring compliance with regulations.
• Planning Application Management: Preparing and submitting planning applications and acting as a liaison with planning officers during the review process.
• Building Regulations Management: Preparing and submitting building regulations applications and coordinating with building control officers throughout construction.
• Construction Oversight and Problem-Solving: Assisting in managing and resolving issues during the construction phase, such as design errors, budget overruns, and timeline delays.

Architects play a crucial role in every stage of a project, ensuring that the final design not only meets the client’s vision but also complies with all legal and safety standards.

Architect Fees at Various Project Stages: A Comprehensive Guide

When budgeting for a construction project, it’s essential to understand the different fees associated with hiring an architect. Here’s a breakdown of the various stages of architect fees you might encounter:

Feasibility Assessments: Is Your Project Viable?

One of the first and most crucial questions to ask an architect is whether your project is even feasible. This assessment will help you understand if your site is suitable for the proposed construction or renovation and whether you need specific permissions like planning or Listed Building Consent. For those planning to develop flats for rent or sale or convert a property into an HMO, the feasibility assessment will also consider the potential profitability of your venture.

To ensure you receive an accurate and honest assessment, it’s wise to work with RIBA-chartered architects, as they adhere to a strict code of conduct.

At TA Studio we offer a free feasibility assessment to ensure that your project is viable. 

Planning Application Fees

Most construction projects require planning permission, and obtaining this permission depends on the quality and thoroughness of your architectural designs. Many firms, including those with chartered town planners on staff, can manage the entire planning application process, ensuring that it goes smoothly.

It’s important to approach the planning application process with a comprehensive strategy rather than just focusing on getting through the process. Expert advice is invaluable in navigating the complex world of planning, and investing in a detailed plan can save you time and money in the long run.

Keep in mind that the architect’s fees for planning application preparation and management typically do not include the actual application fee charged by the council upon submission.

Building Regulations Approval

A common point of confusion for many people is the distinction between planning permission and building regulations approval. While planning permission pertains to the suitability of your building for its location, building regulations focus on the building’s safety, energy efficiency, and accessibility. Precise and accurate drawings are critical for building regulations approval, and this can often lead to higher costs than initially expected.

Tender and Construction Drawings

As your project progresses, you’ll need detailed drawings and specifications to select a builder and guide the construction process. Your architect will prepare a “Tender Package,” which includes all necessary documents for the tendering process, as well as construction drawings that the builders will use during construction.

Construction Inspection and Contract Administration

Even after construction begins, architects play a vital role in ensuring that the builders adhere to the agreed-upon plans and contracts. Architects can also help manage the construction contract, ensuring that progress and payments are in line with the contractual terms. This oversight can prevent issues and ensure that the project runs smoothly.

Project Management by Architects

If you’re not planning to oversee the project yourself or don’t have a trusted builder, hiring your architect to manage the project can be a wise decision. Architects can handle the tender process, oversee the work of builders and subcontractors, and ensure that the project stays on track. This is particularly beneficial for ambitious designs or projects where specific details are crucial.

By understanding the different stages of architect fees and the services they provide, you can make informed decisions and ensure your project’s success.

Understanding the Costs of Hiring an Architect in the UK

Architectural fees can vary widely based on the scope and complexity of the project. Here are some examples of typical costs for different types of projects in the UK:

Architect Costs for Extensions

For a large extension in London, hiring a chartered architect will likely cost at least £5,000, covering all the work needed to prepare and submit your planning application. Although some options might appear cheaper at first glance, additional expenses often bring the total cost up to a similar level due to hidden costs.

The cost of drawings for building regulations and preparing the design for the contractor usually starts at £7,000. This price can increase depending on the intricacy of the design elements, like detailed joinery.

If your architect also manages the project, expect to pay around 7% of the construction cost. For example, for a project with a £100,000 budget, the project management fee would be approximately £7,000.

Overall, the total cost for a full architectural service, from the initial design to completion, typically ranges from £20,000 to £40,000, plus VAT, for an extension.

Architect Fees for Loft Conversions

The cost of hiring an architect for a loft conversion depends significantly on the scale and complexity of the project. If you can complete the conversion without planning permission, you can save a considerable amount of money.

However, if your project involves more complex designs like an L-shaped dormer or a mansard roof, you should expect to pay around £6,000 for planning and an additional £7,000 to £10,000 for preparing the tender package. Including project management by the architect, the total cost for a loft conversion could range from £10,000 to £30,000, plus VAT.

Architect Costs for Renovations

When planning a renovation, the architectural fees will vary based on the extent of the work required:

• Extensive Renovations: For projects involving significant layout changes, structural work, re-plumbing, re-wiring, and complete redecoration, allocate at least £10,000 for architectural fees.
• Moderate Renovations: For projects that do not require major structural changes but include full redecoration, re-plumbing, and rewiring, plan for at least £7,500 in architectural fees.
• Minor Renovations: For smaller projects that involve re-plastering, painting, new flooring, and minor electrical and plumbing updates, the architectural fees will start from £5,000.

It’s important to note that if your property is a listed building, you will need to obtain listed building consent for any changes. Hiring a firm experienced in such projects is crucial to avoid legal complications.

Architect Fees for New Houses

If you are building a new four-bedroom house with a construction budget of £500,000, you should consider the following fees:

• At least £10,000 for the architect to guide you through the planning permission process.
• Starting from £12,000 for the tendering process, technical designs, and building regulations approval.
• Approximately £16,000 to £20,000 for project management.

In total, the architectural fees for a new house could range from £40,000 to £60,000, plus VAT.

Architect Fees for New Flats

For larger projects like developing new flats, the proportional cost of architectural fees decreases. For a project with a budget of £5 million, you can expect the following fees:

• Starting at £60,000 for securing planning permission.
• At least £110,000 for preparing the tender package and technical designs.
• A minimum of £80,000 for construction monitoring.

The total architectural fees for such a project would be around £250,000, which represents approximately 5% of the total construction costs. However, for high-profile projects, clients may opt for renowned firms whose architects charge higher rates, increasing the overall fees.

  – For large-scale projects like new flats with a £5 million budget, fees might start at £250,000, representing about 5% of the total construction costs. High-profile projects could demand even higher fees.

By understanding the costs and roles of architects at various stages of your project, you can budget more effectively and ensure that your project not only meets your vision but also complies with all necessary regulations and standards.