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?

@Witchlight

I understand costs for building control and possibly a measured survey. The fee to submit plans i thought was small and we are detatched so no party wall agreements needed.

I will remember to double check quotes for things include VAT, i can see how easy that could be missed.

That’s really good re PWA

I’ve just looked at my budget for kitchen extension, roof extension and refurb, incl heating, windows etc

Architect £20k
Planning, legal + Thames water £800
Party wall £4.6k
Building control £1.8k
Measured survey £1.8K
Structured Engineer £3.5k

All the above are with VAT, and the build costs are £265k incl vat

When I started, I didn’t realise quite how much all the fees would add up. They came to about 10% of the overall budget.

Yours should not be so much, as it is a smaller project, but this is a list of mine, which may help.

@Witchlight

Thanks that's really helpful, i am hoping it will be not too expensive so i can finance without a remortgage.

I have a call with an architect tomorrow so will find out what they can offer and what cost, discussing it with one will probably prompt questions i hadnt thought of.

£26k was for total build not just the plans !

Well architect 1 said building control costs wouldn't be too much on ours; planning £128, possibly structual engineer just couple hundred.

Should get fee proposal is a day or two (as he already submitted my neighbours similar but larger extension, knows costs).

Thanks for starting this thread OP. I'm following with interest. I've drawn up some plans for a side extension and had two builders round who agree it will come under permitted development. But they've given me conflicting opinions on whether party wall agreements would be necessary and one of them said I need to add drainage to my plans before sending to planning and I've ground to a halt.

I'm interested in how much the architect quotes you. I'm thinking it might be a good idea just so I know exactly what I'm in for. I'm on a really tight budget and can't afford any surprises.

@AnnPerkins

Well first quoted £495 fixed fee for survey of existing layout, drawing up plans and completing planning apps and submitting (including liasing with planning officer) for a 'lawful planning certificate'.

It won't include anything outside of that so structual engineer fees for calculatinh 2x beams to support openings im creating. Nor will it include any additional surveys like drainage if needed but this is what i expect the building company to quote for to be honest.

@LookingOptimistic thanks for sharing. That's really helpful.

Make sure you get some recent reviews from people who have used their services. We used an architect for an extension, being very clear on our budget, and the fancy plans she did came in twice our budget from all three building companies we got quotes from. It was an awful experience, she was very unprofessional and I wish we'd have gone with someone more experienced and with good recommendations from others.

Have you looked at the RIBA website for an architect?
My husband is an architect. He told me for domestic to planning it would normally be a fixed fee. Look on RIBA, find a local practice or independent architect and ask for a fee proposal.

You really don't need an architect for a standard extension on a standard house! You're better off concentrating your efforts on finding a decent building company.

I have contacted a number of architects in tbe area; once who has designed similar extension over the road quoted the £495 fixed fee, another is sending me a quote by letter so probably won't receive till next week.

Another wasn't taking on domestic work and the last said it may not come under a 'lawful planning certificate' and would take him 15 to 20 hours at £95 per hour or something.

I honestly just want to go with who has quoted; he came off better, doesnt want to cause any unessecary cost for me as its a small simple extension.

I am not after anything fancy and i know exactly what i want, so there is no room for the designer to try and make it double my anticipated cost.

@Chicchicchicchiclana

My preference is for simple planning drawings to be submitted to local authority by architect for thr lawful planning certificate, then once approved i will use these to get many quotes from builders in the area.

Has anyone inherited an existing single storey extension with their property, then built another to meet up with it?

A 90's rear extension was done on our house to create a 4m x 2m dining room. I want to create another 3.5 x 2m extension to join up with it, so the kitchen is bigger and i can connect kitchen to dining room with a wide arch opening.

Can't see exact planning laws on this, so unsure if i can apply for 'lawful planning certificate' in these circumstances or if i have to submit full plans.

@ThunderboltKid

Footprint of house is 64 square meters, of this the existing extension is 8 of that so the original footprint was 56.

So if you add new proposed extention to existing its a total of 15 square meters, which satisfies the rule of all extensions combined not being more than 50% of original footprint.

Both would be just 'rear' extensions, no side additions. The ceiling height would only be 2.5m to match existing, so eaves of existing and new single storey would be within limits.

Guess i shpuld just employ architect 1 and trust his judgement that it cam be applied for as a 'lawful planning certificate'.

@ThunderboltKid

Thanks very much for your reassurance

We used an architectural technician to do our plans.
They were £400 for the planning drawings
£450 for the planning application
£500 for the building control drawings
£750 for the structural engineer
£450 for the building control application and
£450 for building control to come out and do their thing on site.

So dragging this thread back up.

Found architect to draw plans, however want to know approx build cost before agreeing to get plans drawn up.

Now thinking may as well go two storey, plot of rear extension is just 7 sqm, so to extend bedroom directly above is just another 7sqm on top floor.

EA who valued house said the kitchen ext wont add much value if anything but two storey would as it will make bedroom above a decent size double.

Anyone done similar 2 storey extension project and can say what there build cost was? Also what was the difference between what you were quoted and what final total was?

Excluding kitchen or bathroom cists, just want to know what it would be to get built with all services in, lights, plumbibg, sockets all ready for floor/tiling/decorating and kitchen fit.