How much for an architect & structural engineer?

[LittleMilla]

We're hoping to knock through back of our house (kitch/diner/outbuidling) and add a 2.3mx3.5m single story extension to create a big open plan living space.

On the recommendation of a builder I have had over (and like - he seems to be v.good and also comes highly recommended) we have an architect coming in a couple of weeks.

Naiively I have NO idea how much an architect charges? Builder also talking about needing to have a structural engineer to work out where there will need to be additional support etc.

Before we lay a brick, how much should we expect to pay? Should I shop around for architects in the same way I am planning with the builder. i.e. get in a couple of quotes?

What's the protocol on all of this?

Thanks

[19sputnik57]

Replying to NoMoreMissusNiceGuy

Paying an engineer £100, what is that for making you a cuppa?

Or are you expecting them to:

• Calculate permanent and variable actions acting on your building.
  
• Designing your structure with appropriate engineering materials i.e. steel, concrete, masonry and timber in accordance with British and European standards.
  
• Produce engineering drawings with tender and construction level detail.
  

No engineer worth his salt would ever work for £100. Any "engineer" willing to do so will be producing absolute rubbish.

[mazzamoo123]

I know this is a v old post but @Pendeen, are you still out there?! If so, where are you based?

[johnd2]

Yes I also know this thread is old but we thought we knew what we wanted originally, but fortunately we got a proper architect and they basically gave us options to layout downstairs differently, which wasn't at all what we expected. We're paying out over 10k before the builders even turn up (Monday morning!) but I suppose it's always going to be cheaper in the short term to build the wrong thing.
At the end of the day I think if you're spending thousands, am architect would be wasteful, but for tens of thousands, you won't regret it. They just think in a different way from you and I, in a good way!

[shovetheholly]

Get a GOOD architect on board. It will be worth its weight in gold.

I'm planning an extension right now. If we'd been left to our own devices with an architectural technician, we'd probably have bunged a box on the back of the house and possibly reconfigured the inside a little. With sympathetic and clever architects, we are now embarking on a much cleverer reconfiguration of the internal space in our house. We would never have got there on our own, and it will make the difference between something that is pretty standard and something really special. They've also been really helpful when it comes to innovative choices of materials that we wouldn't even have been aware of.

PIL, on the other hand, had a very boring architect who came up with rubbish designs that didn't add much space and cost a fortune to achieve. However, I have to say that the fact that he wasn't exactly an inventive chap was pretty clear from the get-go.

The cost of the drawings has been about 10% of the budget. Our structural engineer is a mate!

[Stokey]

Me too Oneplan!

I thought the prices seemed a bit low, think it will cost us around £3k to get through planning but we have an old detached house and are not sure how we want to extend it so need several plans drawn up to help us decide. And we'll probably have to apply for two lots of planning, one for downstairs and one for upstairs.

[OnePlanOnHouzz]

Just read through this whole thread - only realised it was a Zombie one by the end !! Great input by Tricot39 and Pendeen and the others though !

(Must get to work now !! MN is too distracting !!! )

[NoMoreMissusNiceGuy]

So far we have been £600 for plans by an architect technician. £200 to submit plans to council for planning. We have a structural engineer doing a report for us as we need one steel ( hopefully that will only be £100 or so ) then Building Warrant will be £ 500. Eek.

[poorbuthappy]

Doesn't that size fall under the size for planning? So you don't need it?

[vienaa]

We had an architect that drew up my plans £500 also with all the specs, what we have to use and thickness ect, then a structural engineer £180 as we need 3 beams.... he did change a few bits as the first one got refused, sec one got accepted then I changed my mind on one wall and had to start the process all over again (but I did not have to pay submitting my plans again as you have 3 shots) don't forgot you also have building control to pay ours was £800 plus £175 to submit the plans to the council.... So just under £1500 before we even started to break ground.... I am in Suffolk so prices are not bad..

[karensar]

Littlemilla would you happen to still have the builders details please?

We re just about to start planning an extension. Not really sure what to expect so any tips would be welcome

[Pendeen]

Beryl

That's very sweet of you. x

LittleMilla

You are most welcome. Please let us know how yuo get on.

[LittleMilla]

Pendeen- very clear, succinct and helpful. Thank you.

We have got the architect coming a week on Thursday and (for those that might be interested) I will let you know how it goes.

Thanks all for replies.

[BerylStreep]

Pendeen, you sound lovely. Like a MN equivalent of our fab architect.

[SunAtLast]

We paid for architect and structural surveyor. It was £££.

Already i think it has saved us money. The builder we would have used turned out to be £20 k more expensive than some of the others who tendered. He also came up with a great design and has supported us through planning.

Build starts in a week. Only time will tell if it was money well spent.

[BerylStreep]

You can get structural calculations done online here by fully qualified structural engineers. There is a bit for you to work out how much it costs.

[Pendeen]

" Well - I wouldn't use an architect as you'll pay through the nose. "

Have a from an architect!

" I would use a technician with experience of planning & building regs & go by recommendation. They are just as good as RIBA architects and a whole lot cheaper. "

And another for good measure.

LittleMilla the title 'architect' is protected by law however (unlike many countries) the design of buildings, alterations etc. is not protected so almost anyone can deem themselves 'qualified' to design your extension.

I don't know why PorkyandBess has such a jaundiced opinion of architects but be assured we are not all overpriced and are actually qualified to practice architecture rather than simply draw plans.

Having said that (and getting off my high horse for a moment) a technician, technologist or RICS surveyor may be perfectly able to provide the drawings for a simple extension and may very well charge less.

This is not an advert but as far as my practice is concerned I provide a free initial consultation (provided the client is not too far away) of around an hour or so which allows for a dialogue, the chance to esplore some ideas and maybe a few sketches as well. The inclusion of wine nice coffee and possibly biscuits encourages a longer and more friendly discourse!

Should the project be simple in nature - e.g. flat roofed, no planning or listed building consents required, no 'odd' Party Wall problems etc. I have been known to charge as little as £800 for plans, elevations, sections, site and location plan and sufficient detail for a building regs submission. I have even been known to fill in the application form for the client (although they submit and pay the charges). Included in the fee are any minor amendments necessary to ensure the application gets consent.

Architects receive - up to a point - training in structural design so I often undertake simple calculations myself however I know many in my profession fear and loathe anything to do with structures. If I need an engineer then I use a few trusted locals who usually keep their fees to a few hundred pounds. I have never come across the " £80 a steel " engineer though!

If the client wants additional services then I can provide a detailed construction drawing and a specification, manage a tender exercise, and administer the contract. Most domestic clients are happy to simply take the consent and manage their own tender and builder. Almost every commercial or public sector client goes for the 'full' service.

As I said, this is not an advert but I am sure a few telephne calls will find you a local 'Pendeen' who can help realise your aspirations without having to " pay through the nose "

Best wishes.

[LittleMilla]

You are all so helpful, thank you!

So based on the fact we're looking at spending c.£30k do we budget £3k? I think I prefer the sound of the £1k people!?

[Mandy21]

We're just in the process of doing this.
In the first instance, we had an architect come to the house (as part of the Architect in the house / Shelter scheme - www.architectinthehouse.org.uk/ - you pay a minimum of £40 to Shelter and a local architect gives you the benefit of his advice for an hour). He quoted about £2,000 to draw up detailed drawings for what we wanted to do (which would include liaison with a structural engineer) and get it through the planning permission process. Those drawings would be detailed enough for builders to be able to provide estimates for the works.

Just after that however, a neighbour had some work done and thoroughly recommended her builder - so I asked him to come round too to give us his thoughts on what we wanted to do. As a result, through him, we've had drawings prepared by an architect he uses and that has cost us £1000 plus VAT (plus £150 application fee to the Council). Its a relatively straightforward part single / part double storey extension, so the only involvement from a structural engineer's point of view will be "checking" that there is sufficient support. In our case, as its not particularly complicated, that can be done after we've got planning permission (as the council may alter the plans about how close we can go to the boundary etc, how far we can project at the back of the house, and all of this affects the eventual size of the space and therefore how much support the works need). I understand this will be another £200 / £300.

Hope that helps.

[throckenholt]

We used an architectural tecnician (they do the tecnical drawings), rather than an architect.

Depends how difficult the work - but probably budget a couple of thousand £ for this - that should easily cover it.

Ask around to see if anyone has used someone locally.