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How much do architects charge to draw up plans and how much is planning permission?

(59 Posts)
sandyballs Sat 11-Apr-09 13:35:19

Generally speaking? I know it must vary depending on size of extension etc. I am talking about an average 3 bed semi, extending downstairs, approx 12ft x 8ft, and adding another bedroom and bathroom upstairs.

After finally getting DH to agree to go ahead with this I am anxious to get cracking but need to know we have enough money to do this and then get estimates etc out of our savings, before borrowing more on mortgage

KB71 Sat 11-Apr-09 13:55:29

Hi Sandy,

I pay my architect £60 per hour and have just done a planning application for a client of mine (kitchen extension plus 2 storey side extension and it cost £1600 for architect fees which included the planning permission application forms and design and access statement. The planning application fee was £150 but this varies depending on your local council. There are a number of other fees that you need to consider such as architect stage 2 fees (allow £1000) and structural engineer fees (allow £1200) and building regulation application and inspection fees (can be up to £500) and party wall surveyor fees (could be £1000 bt depends upon your circumstances).

With regards the architects fees I cannot stress highly enough that the clearer you are about what you want the better and cheaper it will be. If you start asking for different options and keep making changes the costs can spiral.


lalalonglegs Sat 11-Apr-09 14:40:45

I think KB71 has worked out a really good deal - a lot will charge a much higher hourly rate than that. If someone in your street has a similar extension, then it might be worth using that as a template and asking if an architectural technician (or technologist, I can never remember what they call themselves) or a surveyor can visit and work off that scheme. Alternatively a good AT or surveyor could probably work up the design for you as well and they will charge a lot less than an architect.

Sorrento Sat 11-Apr-09 15:17:14

I would also make enquiries to check you can actually borrow the money and at what rates before spending a penny, friends of our have been refused loans recently with 25% equity in the house, the bank wouldn't allow them to drop below that.

jollyjoanne Sat 11-Apr-09 15:37:31

Planning fees are set nationally and your local council should probably have them detailed on their website. But for an extension to a single dwelling the current fee is £166. If you wish to find out any more about planning applications or the fees try the planning portal can also submit a planning application via the internet).

jollyjoanne Sat 11-Apr-09 15:38:51

May also be worth having a chat with your local council planners to see if the idea of an extension would be acceptable, before getting detailed plans drawn.

morningpaper Sat 11-Apr-09 15:38:57

Did exactly this, total cost was £2k (was actually 3k but argued the toss over the architect's timesheets...)

I would budget 2-3k, and get it all in writing that they will not go over a specified amount!

DaisyMooSteiner Sat 11-Apr-09 16:56:44

We used a technical drawer (sp?!) rather than an architect as he was a lot cheaper. I think we paid about £250 for the drawings for planning permission plus £150 to the council. We haven't had the plans for building control done yet, but I know he is significantly cheaper than most architects. We've been really impressed with him too; he had much better ideas than the architect we spoke to initially who was about 4 times the price!!

DaisyMooSteiner Sat 11-Apr-09 16:57:41

Oh, also meant to mention that he did it for a fixed price so we know how much it would be in advance and also included a minor alteration for free.

sandyballs Wed 15-Apr-09 13:52:51

Thanks for all your replies. Very interesting. I had no idea about all the extra bits KB71 shock. Is that generally a bit further down the line though, rahter than the initial stages. I'm a bit freaked out by it all, want to get on with it, but not sure where to start, or who to ask! Interesting that a technical drawer is cheaper.

I'm pretty sure we'll get the money as have loads of equity (nearly 100%).

Duckrim Mon 15-Jun-09 15:57:35

Hi Daisy

Would it be possible to get their details as we need to get some plans drawn up for a side extension to our kitchen.

many thanks

HerHonesty Mon 15-Jun-09 16:04:59

if anyone else on the street has done something similar by getting your architect to copy it and make it suitable to your house.

DaisymooSteiner Mon 15-Jun-09 18:49:04

Hi Duckrim - I'm happy to give you our technical drawer's details, but unless you're local to us (Cambs) then it probably won't be much use. Also, he's p*ssed me right off recently by taking ages to do our building regs.

Might be worth looking in your Yellow Pages for details of tech drawers local to you if my bloke is too far away.

missingtheaction Mon 15-Jun-09 18:55:41

many councils have approved 'agents' and will give you a list of these. The agents will sort out planning permission efficiently and advise on architects vs technical draughtspeople etc etc

jrg67 Mon 20-Jun-11 15:46:29

I am an RIBA Chartered Architect of 19yrs post qualification experience, a good rule of thumb is to allow a basic cost of £100/sqft of building, and approximately 10% of the construction cost for architectural fees. In this current market you should be able to agree a fixed fee at the outset of the works, (so that you know there will be no increase if the cost of the build increases).

ThunderboltKid Mon 20-Jun-11 16:21:50

Any reason why you're digging up loads of old threads?

jrg67 Mon 20-Jun-11 17:53:34

Just putting some advice out there. Take it or leave it - up to you.

Pendeen Mon 20-Jun-11 19:04:33


Some very good information from the contributors above.

I generally charge £50 per hour and for a 2 storey domestic extension (with no problems) would take about 20 hours to produce a set of drawings suitable for planning permission including the survey, sketches and buying a site plan etc.

I even fill in the forms and throw in a Design & Access Statement!

Planning fees information, advice and lots more here:

glikeria Mon 10-Sep-12 19:13:36

are somewhere any set fees for each stage of the process?

Pendeen Tue 11-Sep-12 16:28:19

If you mean RIBA stages then generally no, there are no set fees per stage.

However... for example I usually charge a fee for completion of statutory drawings and submission of applications and deal with any minor amendments free of charge.

If the (private sector) client wants further services e.g. detailed construction drawings, landscape drawings, a specification or full contract admin, then I charge separate fees for each service but with an overall percentage 'ceiling'. The percentage varies upon the value of the project.

Public sector clients generally have their own terms and conditions on a 'take it or leave it' basis and the payment tranches do often align with the RIBA stages, often 30%, 40% & 30%.

adi1993 Thu 16-Feb-17 16:49:15

What I am interested to know, wich step i should follow to build a new house,
(Planing Application, Building regulation, Architectural services etc,) for construction approval; this what i find,

and if is possible to get everything, what I said above, Is possible to start a single( with my colleges) to build a house? or I should contact a subcontractor.

thank you!

Oblomov17 Thu 16-Feb-17 16:57:24

Someone suggested to me that before I did anything :

1) I had a quiet word with my neighbours. Just to ask if they minded, the idea of an extension, because if they do, their objections could 'almost' stop the planning / make it a nightmare, so no point spending money on architects just yet.

2) A quiet word with planners to see if they were open to the idea, before any money spent.

Are both of those not a good idea?

Abiaug88 Wed 19-Apr-17 13:51:04

Message deleted by MNHQ. Here's a link to our Talk Guidelines.

Samnesia40 Mon 17-Jul-17 12:59:00

Just started looking into building an extension.

The Architect recommended by a builder, is looking to charge £1450 for the whole job, Garage conversion and replacement garage plus single story side extension for study/sun room.

This charge is a fixed fee to include all plan revisions required to pass planning and will include construction drawings, once planning is passed. This fee is only payable at that point.

However, fees for the Planning app, Building regs, & Engineer will be an additional cost.

Does this sound about right?

Jpbuc1982 Tue 25-Jul-17 19:15:58

If you employ an architect to design your extension you should be expecting to pay 10% of cost on fees.
There will be options to find it cheaper, however it is important that you have a true understanding of the difference between an architect, technician and architectural designer.

The title Architect is protected by law and all Architects are required to register with the ARB (Architects Registration Board). This allows for the client to have assurance that all work undertaken by an Architect is conducted to a strictly defined criteria. For example, for an Architect to practice they must have insurance.

7 years study and insurance etc. means employing an Architect naturally costs more than let's say an Architectural Designer. The value of paying an Architect however is not to be underestimated.

From peace of mind to more pressing eventualities- in the long run an Architect is the way to go but it will cost.

The difference between an Architect and a Architectural Designer is straightforward, one has a legal governing body that protects the title and one doesn't. It's like employing someone who says he's a legal expert or a solicitor, and a medicine man/ doctor.

Steer clear of Architectural Designers. There is a reason they're not Architects and are more likely to; 1. Not offer concrete insurance 2. Offer value for money 3. Be leaders in the field 4. Work for you and not the builder 5. Offer more cost assurance and 6. Be professional.

Architecturally designed homes are more valuable. Architect's work is insured. Architect's have strict codes of conduct. Architect's make the money 'go further'. Architect's develop designs for you. Architect's charge 8-12%.

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