How much does an architect cost

[SheWouldNever]

We are embarking on a two storey rear extension plus some changes to the current internal layout. So far I’ve had 3 architect quotes and they are coming out at between £4-£5k (with VAT) for fees for the design stage up to submitting to planning. Does this sound about right? We are in Greater London.

Next door used an architect who is also a structural engineer so their design costs came out more affordable. But I really dislike their layout and I’m not sure whether the layout idea came from the owners or the architect so I’m hesitant to use the same guy.

@zzzebra it’s a pretty basic 2 storey rear extension with some creative utility / boot room / downstairs shower room layout options. I’ve a good idea of the design already. But I would like creative suggestions and options too. The loft extension isn’t straightforward either, so I would appreciate creative input on how to make that the best it could be, too. There are a couple of problem areas with low beams and clearance on the stairs by the front door that I want an architect to solve for us. We may need to move stairs to make the most of the layout. So I guess it is maybe a little more than a straightforward extension design.

NE Scotland. 60 sqm extension (on stilts) and internal reconfig but our architect drew up 4 options for us that were all completely different. Technically mates rates.

Design (the 4 options) - £1500
Survey (where they measure up and put everything into CAD) - £1200
Application for planning permission - £1200
Application for building warrant - £2400
Structural engineer - £1950

The building warrant application took a LOT of back and forth, detailed reviews, calculations etc so I was very glad it was fixed price. A friend of ours had a cheaper architect, possibly saved 2k BUT they pretty much told the architect what they wanted, there was very limited design. They also had a smoother ride with building control (since ours is on stilts there isn't anything under the floor and we have twice as much glazing than BC would normally like so extra insulation etc etc).

Those prices exclude VAT! Also, in my experience architects are great at drawing the ideal, rather than something suitable for your budget. We gave a budget of £100k and we'll likely spend nearly double that (and we have very modestly specced kitchen, flooring etc and husband doing a lot of the work). We couldn't even really split into phases as there is so much interdepency between the old and new.

We've just had a quote for a complete remodel of a 5 bed detached with loft conversion for just shy of £900, up north though. Everything included through to planning approval.

[quote SheWouldNever]@zzzebra it’s a pretty basic 2 storey rear extension with some creative utility / boot room / downstairs shower room layout options. I’ve a good idea of the design already. But I would like creative suggestions and options too. The loft extension isn’t straightforward either, so I would appreciate creative input on how to make that the best it could be, too. There are a couple of problem areas with low beams and clearance on the stairs by the front door that I want an architect to solve for us. We may need to move stairs to make the most of the layout. So I guess it is maybe a little more than a straightforward extension design.[/quote]
So if I'm reading it right it's: a 2 storey extension, reconfiguration of internal rooms, and a loft conversion?

If so then I'd say it's going to cost nearer to 5k than 1k.

You get what you pay for. I did a similar project (minus loft), went with the middle quote of around £3k. I wish I'd paid more, because although the house works the attention to detail isn't quite there.

I'd also suggest getting clarity on whether they are design drawings or construction drawings. The latter should include measurements and have enough details but ours (even after realising that I've massively overpaid after reading this thread) didn't include any measurements. I had thought that was to stop building control being too pedantic but have since learned its so they can't be held liable for errors in construction.

I think we have paid a premium but I think if we hadn't then we would have ended up with a kitchen diner instead of a kitchen/diner/living plus utility, playroom and a lovely spacious new hallway. We also couldn't go out for quotes without offending neighbours that we consider friends. So rock and hard place.

Lastly, I am a control freak and given some of the conversations during this whole process I wouldn't have wanted the architect to project manage. The attention to detail just wouldn't have been personal enough.

London would be 2.5-5k plus VAT depending on the area. An architect technician would be cheaper than an architect if it's a straight-forward design or someone just finished Part 2 qualification

@Muststopeating thanks for the tip. I think these quotes are just for the design stage, construction drawing stage is a further cost down the line although I thought it was an optional and you could choose not to go for it.

@zzzebra thanks, I think that answers one question I’ve been asking myself which is how important is attention to detail at this stage.

[quote SheWouldNever]@Muststopeating thanks for the tip. I think these quotes are just for the design stage, construction drawing stage is a further cost down the line although I thought it was an optional and you could choose not to go for it.[/quote]
It is optional and you don't have to go for it. We haven't (hence why I know) but we also didn't go out for tender and had a main contractor who has had to draw up all the sizes etc (albeit in conversation with our architect).

Paying for them to get the building warrant (more detailed than planning but still not construction drawings) was definitely a good decision on our part... I would never have been able to answer many of the questions coming back from them, even though I've become pretty well read in building regs.

Way more than we thought/intended...! Still to decide if it's good value or not. Ours charged ~12% of total project value. I'd probably try and find one that does a fixed fee in future but most of the ones we spoke to worked on a % fee.

Architectural Technician would be cheaper.

Ok, so I’ve just completed a loft, single story extension, plus 3 new bathrooms - with refurbish the rest of the house. All prices exclude Vat

Build £215k
Architect 19k
Structural Engineer 3.5k
PWA 4.5k
Building Control 1.8k
Measured Survey 1.8k
Planning, legal and other fees £1k

Plus goods I supplied 25k

I’m so glad it’s over.

HTH

Also, at the start I thought the Architect wasn’t really earning the fee. When it came to paying the builder, in stages, I’m so glad I did. It was worth it to have a buffer from the builder’s continual demand for more money. The Architect probably saved me from approx £8k in price revisions. He could also let me know when extra costs (and there will be some) are justified. It made it a lot more comfortable.

I've literally just had a quote this morning for a hip to gable extension and reconfiguring inside the property. Normally this would need an architect but we're in a conservation area so need someone who can get us planning permission.
Had 3 architects round and 2 just seemed to have the attitude that the job was beneath them (we've just bought a little old lady bungalow from a little old lady!).
The last was very interested in the house and how we want it to work for us but.... £1850 for the initial drawings and planning then £2280 for technical drawings and seeing the build through.
I wasn't sure what to expect never having needed an architect before and feel that he is the right one - but I did swallow hard when I got the quote!

@SheWouldNever I think we paid similar (also greater London) but that was for everything up to the end of the tender stage. We also had other architects quote us a fair bit more for a two storey extension.

When we got to the building stages, I really appreciated how much value the architect had added. Loads of bits that the builders tried to question or ask for extra money for that we could say but it's in the tender & in the drawings. We didn't use the architect as a project manager but did keep her on for a couple of hours a month at an hourly rate to supervise where the build was, and that was also well worth it.

@Hallyup5

We've just had a quote for a complete remodel of a 5 bed detached with loft conversion for just shy of £900, up north though. Everything included through to planning approval.

Wow, where up north? That really is good.

We paid £525 for the drawings and £226 for the council fees, then £525 for the building reg drawings, £180 council fees and £450 for the structural engineer. Then £450 for the building inspections from the council.
We used a local architectural designer who’d come recommended to us.