Questions for architect (extension)?

[WhereIsBlueRabbit]

We are in the very early stages of planning an extension and are just starting to set up preliminary meetings with architects to get a sense of what our options might be. Obviously we have some specific questions about how we could extend the property, and what such an extension would cost, as well as the architect's fees and their availability. But are there things we should ask them more broadly about how they work? Are there any "red flags" to look for?

If you've had an extension, how did you go about choosing your architect, and did you feel you made the right choice? And what do you wish you'd asked them at the first meeting?

I wouldn't of bothered with one! Only thing we did wrong. He cocked up on our roof and didnt notice an internal pipe.
I think we got unlucky tbough.
Your questions sound good. I guess just see how the meetings go.
Ask about party wall agreements, foundation depth.

Watching with interest as planning some work. We did have one out but we weren't very inspired. Getting a few to come out.

Be specific about project management. Do you want the architect to fully manage the build, which will cost you but can be worth the money, or will you pay for the design and drawings and take it from there?

Who will deal with Building Regs?
If you go out to tender based on the design, will the architect manage the tender process and will they be recommending builders to invite to tender?

You can normally ask to see examples of their previous work, including site visits.

@EMS23, thank you - that's a really good point and something I hadn't fully considered.

I'm assuming the options are either that we pay the architect to project manage (and they find the builder?) or we just pay for plans and then find our own builders and tradespeople?

We've got a few architects and a builder coming round - I wanted to get both perspectives and the latter said that if we decide to go with him, he will put us in contact with his architect. Does that sound sensible?

We've just had an architect round. One a couple of friends have used.
He's gone away to offer us a menu of prices ie. just drawings, drawings through planning, technical drawings and a tender process with builders, full project management.

He wanted to know from us our priorities eg does 4th bedroom have to be a double or do we want single and ensuite to the master bedroom.

The most interesting facts I learned at our meeting were that despite austerity etc good builders are busy and costs are rising (we're not in SE) and a two storey extension costs double a single storey. I was expecting more like +80% thinking the foundations & roof were the more expensive elements.

It's been a few years since my last project (I've done a few) and yes, availability of good builders is often surprisingly difficult.
On our last build, we had to wait 3 months for our chosen firm.

Again, this is an old figure but we used to work to £1500 per square meter - irrespective of one or two storeys. That figure may have gone up but it's a baseline to work from in terms of considering your overall budget.

I prefer the full service personally. I'd rather scale back on finishes to save money, which pays for an architect who will take me from design, through planning, tendering, build to completion. Unless you are experienced or it's a very small project, I think it is worth the extra spend.

I've worked with architects who charge a percentage of build cost for project management and some who charge a fixed fee.
I prefer fixed fee as build costs can change (always upwards!) during a build.

Good luck!

I didn't bother with an architect, but then I knew what I wanted so had the plans drawn to my specs. Probably not so easy if you don't know what you want.
My builder did the project management. Just as well as I wouldn't have had a clue.