Architect - worth paying for/less hassle with builder?

[Nevada]

Thinking of doing a loft conversion and/or (depending on cost, lol) building an extension.

We live in a detached house and have noticed that builders seem to inflate their prices when asked to give us a quote, as opposed to a friend who lives in a different part of town.

I kind of think an architect might save us money in the long run because he/she will know roughly what the builder should be charging. Also, as I understand it, your contract is with the architect and the architect controls the builder - so if you have any problems, the architect sorts it out. Dh is not so sure.

Any thoughts? Anyone used an architect or do they cost so much that it's not worth it?

Hi Nevada.... I am an architect and so obviously think that architects are NOT a waste of money! However, I don't think you always need one. I have been to see potential clients before, and left saying that I didn't think they needed me, they could deal with their building works by themselves. BUT, I think using an architect can be a big advantage in the following cases:

1. You are not sure what you want to do. In other words, you think you might want an extension, but you're not sure how big, etc.
2. If you have to get planning permission, it can be very useful. You should be able to get an idea through the architect what you are likely to get planning for etc.
3. You need some design/detail ideas, haven't a clue where to source fittings, finishes etc.
4. If you can't face dealing with the builders (which is common, most of my clients are desperate to get me to sign an iron clad contract that I won't leave them with the builders!), the architect can take all that hassle away from you (though NOT all the hassle of your house being a building site, that will be the case whatever you do!). The architect will deal with all the money and time negotiations, though the building contract itself (which I would recommend, never engage a builder without one) is between you and the builder, with the architect nominated as contract administrator.

To be honest, if an architect does his/her job properly, you can save money, even taking their fees into account. And by the project is finished, you'll find that the architect is also an accountant, marriage guidance counsellor, therapist, conflict mediator, personal shopper and much much more... ... well worth their weight in gold!

CAT me if you want to ask any more questions (I think I'm CAT-able, am a slight mumsnet tech moron I'm afraid...)... hope that helps!

PS: If you decide that all you want is a standard loft extension, then there are lots of specialist companies that will do just that for you and get it through planning etc..... more expensive than just the builder, but it might be simpler for you than getting an architect and engineer on board as well....

Don't know if this si any help, but when we had some work done, quite a lot actually, we found a good builder first and he had an architect that he'd worked with before, trusted etc. and found that was a good way of going about things.

We used an architect for our loft conversion a few years back, and he certainly saved us money. He knew how to deal with the builders etc, but most of all he helped us clarify what we wanted. We thought we wanted to knock through into the house next door, but really we just needed a spare room, so used the loft. That meant we could keep renting out next door for a few more years, and save us loads of dosh.

We have just used an architect for some extension plans and frankly it has been a disaster.

I won't bore you with the details but I would say that they often have their own 'favourite builders' who may not be the cheapest, so it is not necessarily the case that they will save you money on that front.

Get EVERYTHING in writing and AGREE A FIXED COST IN WRITING before any work commences. We had agreed a fixed cost verbally only and at the end of our 'dealings' with the architect this has DOUBLED without warning and with nothing in writing, we don't have a leg to stand on.

Architects can shaft you just as much as builders can!

Our architect was a bit of a waste of space frankly. the builder used to ring dh directly anyway and dh turned out to be so good at project management the architect was a bit redundant!

He was useful occasionally as a 'go-between' when we disputed some costs. His initial drawings were quite good too, although dh could have done those too we decided, and he will if we go for Phase 2 of our development.

We're in the middle of a big project - cellar conversion - and our architect has been brilliant.

Agree with what orangina says - these are all the areas with which our architect has helped - well, not marriage guidance counsellor - yet!

Interestingly, the element of our builders' charges for digging out and underpinning, new light wells etc was c. £24,000. Our friend round the corner who isn't using an architect got some quotes from builders directly - much more expensive - over £30,000 for a much smaller cellar. So it is certainly not always the case that using an architect will mean you end up paying more to the builders!

I'm always sad to hear architects nightmare stories.... . But I agree completely with Morningpaper that you should get EVERYTHING in writing beforehand... both in terms of scope of works, deliverables etc to be done by the architect, and then fees to be paid to the architect, including how much when. It protects everyone, and everyone then knows what to expect and where they stand...

Thanks very much everyone. Certainly given me some food for thought!