Architects Fees? HELP

[LookingOptimistic]

Looking to do a small rear extension to increase the kitchen size and connect it with existing dining room (8.5 square meters). This is my first extension so i have not a clue where to start.

I need an architect to draw the plans but don't know the expected cost and everywhere says architects charge a percentage of the project. I also am not sure of how to finance it till i know what it might cost (if possible prefer home improvement loan, rather than remortgage).

Can anyone offer any advice?

Just phone an architect, get them to come out to give you a quote. If possible get quotes from 3 different ones, choose the one that seems to “get” you and what you want to achieve.
If you can get personal recommendations for good architects all the better!

@Saz12

Thanks, i tried to google some architects in the area and there is one on my town but they looked like they do big scale projects rather than baby kitchen extensions so wasn't sure whether the contact them.

Neighbour over road is having rear kitchen extension; only just put plans in, so i can see which architect drew theirs and can contact them.

I guess i have to start somewhere, will see if i can find another to get the suggested three quotes at least :)

Look at your local council applications as they are all online then call up a few architects who submitted similar designs to what you want that got approved - that's what I did!

@roses2

I have had a look on planning portal but only one remotely similar is one over road, so i have just got a handful of architects in local area from google and emailed them.

Does anyone who has done a kitchen extension remember what they paid their architect? Also did they just draw up plans/ submit to planning and tender out to builders or did they project manage also?

Just so i have an idea when receiving fee proposals from the architects i have contacted.

You don't have to use an architect. Just use a technician to draw your plans up.

@BeepBoopBop Are these cheaper?

Usually, yes. We used one for an entire barn conversion. There are several levels on the way to full blown architect. Architectural technicians are the ‘first level’ if you like, then there is another level, then architect. You don’t even need an AT. Just google planning permission and drawings. Drawing plans is quite basic.

@BeepBoopBop

Oh i see.

Is it fairly easy to approach builders for the project with just a few drawings? Or would you recommend a tender pack?

Also did you project manage yourself? Or leave ot to the builder or what? I basically want kitchen stripped out and extension built, then i will purchase kitchen from Wren or something and arrange someone to fit it.

So i guess i need all services in place, possibly to sockets in walls and flooring.

If you get someone who is it an architect to draw up plans ask if the electronic autocad drawings are yours and if they will send you them once you have had the plans drawn and have paid for them.

My pal used one of these services. You need to be clear on what you want and be on the ball. The guy should know the rules and regs etc and you tell him what you want but I think an architect still has to sign off his drawings?

Isn’t an architect.

For Planning applications you don't need anything too technical (look at other applications on your local planning portal), it's mainly elevations, materials, size etc.

We had simple plans for that and the tendering process, then our builder needed full technical specification plans. That's what cost the money.

So you can get the full plans to start with and use them for everything. An architectural technician is cheaper but you want a qualified architect to sign them off for safety. You might also need calculations done by a Structural Engineer.

I replaced an old conservatory and turned it into a utility room, its about 3m x 4m. I used a double glazing company& they did the whole thing. Demolished the old one, built the new etc., Took care of plans/planning permission etc & they did a great job. Cost was about £26k.

I forgot to say, first we had an architect to look at it & his design was going to cost £60k excluding fittings.

I did my own for a similar small extension.
I’m not an architect but I’m handy with a pencil

@Flatpackback

That's quite a difference in costs. Ours will be a bit smaller than yours, so that is reassuring with what you paid, i guess it means we will likely be able to afford it. Mine will be standard contruction, no fancy skylights or anything and reusing existing kitchen windows.

@Shortfeet

I wish i was handy with a pencil, unfortunately i am awful with scale drawings. I think my best bet really is getting the proposed and existing floor plan as well as elevations drawn up, then tendering to builders myself and sourcing who fits my kitchen possibly. I am trying to limit the unknown costs by fixing the cost of each bit of the build andnot have any suprises i dont have the money for.

Our architect has just charged us £500 + VAT for a very similar design to yours (except a bit bigger - 20sq m). We’ve used this company before though so they already had full plans of our house and knew where everything was. I suspect they would have charged us a bit more had they not previously worked with us. The £500 didn’t include the fees for building regs, planning permission etc.

Our builder (who we’ve also used before) has quoted c.£40k + VAT to do the job from start to finish including providing and fitting the new kitchen.

@CatkinToadflax

Thanks very much for the info, that seems reasonable even if bit more expensive for us as we would be new to services involved and they would have to get our existing house plans.

£500 is very cheap for planning and drawings to satisfy building control. 26k in design fees for a utility room is crazy 😂 I do whole housing estates for less than that.

£750 - £1250 sounds right if you want them to do building control aswell.

You will likely not need to submit planning approval due to permitted development rights.

@PinkPlantCase

I expect it won't need to be submitted to planning, however i would like to nonetheless to get confirmation of the fact it wasn't needed. It's easier when we come to sell it having that in writing, rather than assumptions arhictects/ builders made. Already have one extention i inherited with property that was built in 90's and cannot even locate building reg sign off, so prefer to have all i can to prove everything was done right for alterations i do.

£750 to £1,250 would be ok for us.

You will get a much better result with an architect than a builder. An architect can 'see' the space and how it works best, a builder will largely just go, oh, ok, that's what you want, here have it.

We paid £450 for drawings for planning and BC , the extension was 3*3m . They put planning through and answered a few technical queries about the build. On top of that we paid the fees to the council.

Do factor in the cost of:
Building control
Cost of a measured survey ( often separate to architect fees)
Planning
PWA and party wall surveyors- dependant on position

Also remember that everyone seems to ignore vat and then add it when they invoice you.

A lot of people get planning permission, even when it is within permitted development, as they will need a document to say it is legitimate if they sell.