Architect, just for plans or for managing tender and contract too? Help!

[ixos]

Hello

We are in the process of talking to architects about our plans for a two storey side and one storey rear extension of our 1930s semi. The extension is likely to be about 85m2 in total. There are two architects I really liked. Which would you choose? They are both RIBA.

Architect 1: First one is proposing to do drawings to get through both planning and building regs. Total fee £3000. He reckons there wouldn't be a particular need for him to take the project further than this as local builders are competent to project manage a build such as this. He wouldn't be involved with tendering and presumably wouldn't do a detailed spec for this. He seems well regarded locally.

Architect 2: Also well regarded locally. Drawings for planning and building regs 5% of construction costs (which are likely to be £150,000 not including kitchens etc) = £7500. Then preparation of spec, invitation of tender etc plus instigation and adminstration of contract on site to completion. 5% = £7500. SO total of £15,000 approx.

Architect 2 is a cool £12,000 more expensive! My instinct is to go with architect 1 (for obvious reasons!) but will we be kicking ourselves when it all goes pear shaped and the budget spirals and the contract is adminstered badly? Really don't know what to do. If we went for 1 could we get someone to do a detailed spec? Any advice would be gratefully received. Sorry long.

(PS do you think having an architect managing the whole process means the contractors up their prices as they assume you are loaded? We are not)

It depends on the architect, complexity of the project and how confident you are in dealing with problems, do you have the time and money to deal with problems.

Some architects aren't very good at the project management side of things, good ones however are very much worth their fee.

Good architects who project manage should be able to guide you through the inevitable bumps, help you choose a decent builder and make those critical decisions.

In my experience builders won't bump up their prices because you are using an architect but you won't necessarily get the very cheapest because they should be of a decent quality and more reliable than someone who might be cutting corners.

The architect should also be able to anticipate if your builders price really does cover everything it should. Sometimes the cheapest quote is the cheapest because it does the bare minimum everything else will be tacked on the end.

Whatever you do make sure you get a proper preferably industry standard contract and that this is completely explained to you before it's signed and work starts.

I would ask the architects if you can chat to a few former customers and see how they feel about them and the process. It might help you make the decision.

My fee would be similar to the second one. Project management is usually a far more work than drawing up plans and I rarely make a profit on this part of a project (which is also why some architects avoid doing it)
Hope that helps

Thanks very much Wonkylegs, much appreciated. All food for thought. Chatting to previous customers is an excellent idea.