How Much Does An Architect Cost?

How Much Do Architects Charge?

If you are planning home improvement projects, such as a loft conversion or a house extension, you may need to hire an architect to help you bring your ideas to life.

Architects can design plans for your developments and advise you on how to maximise light and space. They also understand your local authority's planning laws and will also be able to guide you on who to contact and what to do.

Even the smallest projects can benefit from the expertise of an architect or an architectural technologist — but it's important to keep in mind that architect fees aren't cheap.

So, how much is an architect?

The average cost of an architect's services will be around £4,500, but the price you're quoted will vary depending on a number of factors — such as the size of the project and how much involvement you need them to have.

If you only need plans drawn up, the cost of planning drawings for planning applications is typically between £3,000 and £5,000 for extensions, around £7,000 for small-scale conversions at a fix fee, and £10,000 for small-scale new build schemes. The costs will rise proportionately if they take on more work, such as evaluating the site, drawing up plans, sending the application, and managing the build.

Architects' fees for creating building regulations and tender drawings start at £7,000 for extensions, £9,000 for small-scale conversions, and £12,000 for small-scale new property schemes.

How do architects calculate their fees?

An architect will usually charge in one of three ways:

• A one-time payment for a plan of action or drawings.
• A proportion of the overall project value, typically around 10%.
• A flat fee per hour worked on the project.

It would be a bit unusual for an architect to charge by the hour in the UK. However, knowing how much an architect charges per hour will be useful if they insist on this payment option and you want to stick with them.

The average hourly rate for an architect is between £50 and £100. The exact price you're quoted would depend on the size of the job, how complex it is, and how much experience the architect has.

Depending on the size and scope of your project, fees for a full architect's offering, from concept to completion, typically vary between 8% and 15%.

If you are building a new home on an empty plot of land and looking to hire an architect to accept your plans from conception to completion, and the overall project is expected to cost around £150,000, the architect will charge 8% of the total cost, which comes to £12,000.

Architect fees for extensions are measured in the same way as fees for new builds, though, as previously stated, the overall percentage tends to be higher due to the additional difficulty of extension projects. For example, an architect charging a 10% fee would charge £5,000 for a two-story extension project that costs £50,000.

Architect Prices

How Do Architects Charge for Their Services?

If an architect charges a percentage rate based on the project's value, this rate can be anywhere between 1.5% and 20%. Smaller projects tend to have higher percentage architect fees, while large projects have lower percentage architect fees.

On average, a house extension costs around £40,000 in 2025. So, with typical architects' fees between 5% and 12%, this would mean the average cost of an architect for this type of project would be between £2,000 and £4,800

In the subsections below, we've brought together estimates of architect costs for different types of projects.

Architect Drawings for Planning Applications

This will cost between £3,000 and £5,000. The cost will be determined by the type and size of the project.

Create Building Regulations and Tender Drawings

This will cost between £5,000 and £8,000. The cost will be determined by the type and size of the project.

House Extension Architect Costs

Drawings for regulatory requirements and construction drawings for contractors typically cost between £750 and £10,000. However, this will be determined by the size or type of extension you require.

If your architect handles program management, you can consider paying a percentage of the total cost of the work. For example, you can expect to pay between £5,000 and £12,000 for architect fees on an extension from start to finish.

Loft Conversion Architect Fees

The conversion size primarily determines the architect fees for a loft conversion. You will save money if you can accomplish the conversion without obtaining planning permission.

If you require planning permission, the architect fees will range between £2,500 and £3,500. Plus, an additional £3,750 to £4,500 to get the project ready for construction. If the architect is also the project leader, this will cost between £10,250 and £11,000 or more.

Basement Conversion Architect Fees

There is a growing demand for basement conversions, particularly in urban areas like London, and architects' fees of between £3,000 and £6,000 can be expected, and £10,000+ wouldn't be unusual for complex waterproofing and structural designs.

Renovation Project Architect Fees

You should budget between £2,000 and £3,000 for the design phase. You can expect to pay between £5,000 and £7,500 for the tender, building standards, and construction drawings for large renovations.

You will also have to pay an architect between £5,000 and £7,000 to oversee the work.

Listed Building or Conservation Area Architect Fees

With the increased challenge presented by renovations of listed buildings or in conservation areas, architects' fees will typically be higher. Expect to pay an additional 10-20% in architect costs for these more coplicated projects.

Architect Costs for a New House Build

The architect cost will vary according to the size of the home. For a four-bedroom new build, for example, the cost of planning permission will be around £4,000 to £6,000. The tender process, technical designs, and building regulations approval will then cost between £18,000 and £20,000.

You can also expect to pay between £16,000 and £20,000 for project management. So you will require approximately £39,000 to £43,000+ in total.

What Impacts the Cost of an Architect?

An architect is an expert who plans, designs, and supervises building construction. They may work for a company or on their own. When hiring an architect to get the best value for the money, there are several factors to consider.

The Project's Scope

The project's size and scope typically determine the cost of employing an architect. For example, small residential projects are less expensive than large commercial projects.

Top architects in London typically charge between £150 and £200 per hour, but this can vary depending on your location and the architect's experience.

The Project's Location

The cost of hiring an architect is also affected by the project's location. For example, major city architects typically charge more than those in smaller towns.

The Nature of the Project

The cost of hiring an architect varies according to the type of project. For example, projects requiring more specialised skills, such as developing a hospital or airport, will cost much more than simpler projects, such as renovating a kitchen.

The Level of Expertise and Experience

The cost of hiring an architect varies according to experience and expertise. Architects with more experience, for example, charge more than those who do not. The architect salary will be determined by their level of expertise.

Your Project's Nature and Complexity

Your costs will be lower if your company is small and all you need is plans or a site survey. However, if you are converting your home or building a new one but want the architect to draw up your plans or project manage the job, you will have to pay more.

Planning Permission or Building Regulations Approval

If work requires planning permission or building regulations approval, it is usually more expensive because the architect must complete more paperwork and/or make more calls and visits.

Whether You Hire an Independent Contractor or a Large Company

An independent consultant is likely to be less expensive than a large corporation. Using someone local may also be advantageous because they will be familiar with the area and the people in your local authority's planning department which will remove any confusion.

Do I Need to Hire an Architect?

Whatever your project, there are a variety of ways that an architect could add value with their ideas and experience. While there is no legal requirement for you to hire an architect, there can be regulatory aspects of some building projects that an architect is best-equipped to handle.

When You’re Likely to Need an Architect

Building projects can offer a variety of challenges depending on their scale and complexity. Here are some of the situations where you would probably benefit from working with an architect:

• Planning permission required — As well as providing the required drawings, an architect will understand the local planning guidelines, helping to improve the chances of approval.
• Listed buildings or conservation areas — Where special permissions and design sensitivities are necessary, an architect can work with conservation officers to ensure the project meets their requirements.
• Complex structural project — An architect can work alongside structural engineers to achieve a visually appealing design that’s safe and meets building regulations.
• Challenging plots/layouts — Steep, narrow, or irregularly shaped plots can present challenges for building projects. Architects can maximise a space’s potential with creative layouts.
• High-value or statement projects — If you’re looking to create a statement, an experienced architect can deliver a stylish, unique project with a premium finish.
• Projects affecting neighbours — Where your neighbours might be affected by your project, architects can manage party wall agreements and other boundary considerations.
• You need a coordinated project — When a project requires coordination between planners, building control, builders, and engineers, an architect can manage everything and keep it on track.

Architect Not Required - But Advisable

As a general rule, the simpler the project, the more likely it is that you will be able to complete it without the need to hire an architect. However, even simple projects might benefit from the skills and experience of an architect.

Below are some examples of projects that could be completed without hiring an architect, but where the end result might be improved by bringing one on board.

• A simple 3m, single-storey extension allowed under permitted development.
• A loft conversion following a basic, standard design.
• Converting a garage without changing the footprint or structure.
• Removing a non-loadbearing internal wall or other minor layout changes.

These projects may seem straightforward enough, but an experienced architect could spot ways to increase space or maximise light, or make sure your project stays compliant with building regulations to avoid issues with building control.

They could even save you money, as detailed, professional drawings could help you get better quotes from contractors, and reduce the chances of any nasty budget surprises.

Should I Hire an Architect or Not?

Does your project need planning permission? If it does, it would almost certainly be easier, and possibly cheaper in the long run, if you hired an architect.

Will your project alter the design, footprint, or structure of your home? If so, hiring an architect could ensure the end result is not only safe and compliant, but also aesthetically pleasing.

Is it an unusual plot, a listed building, or a conservation area? Challenging projects like these will usually benefit from an architect's expertise, professional drawings, and experience with the local authorities.

Are you confident preparing drawings, managing processes, and coordinating contractors? If not, hiring an architect will not only relieve this pressure, but also avoid potentially expensive mistakes.

Hiring an architect might not be mandatory, but they have a range of skills other than simply creating drawings that might benefit your project:

• Designing smarter, environmentally-friendly spaces
• Helping you navigate local planning rules
• Ensuring your project remains compliant
• Managing the day-to-day aspects of your build
• Avoiding potentially expensive mistakes and overruns
• Maximising the value of your property after the work

Even if you don't think your project needs an architect, with many offering free initial consultations, you could always speak to one to see if they could add some value that makes hiring them worthwhile.

What's Involved in Hiring an Architect?

When brought in to support the right projects, domestic architects are worth their weight in gold. Large-scale remodels, listed buildings and ambitious extensions are typical.

An architect will typically assist with any/all the following tasks, which aim to ensure that your project is built safely and following building regulations while also optimising the design and layout of your property.

• Property measurement and survey.
• Create 2D and 3D design schemes such as material advice, electrical, heating, or plumbing plans.
• Revisions to the preceding scheme.
• Prepare and submit drawings for planning permission to the LPA; you should read about your planning permission rights.
• Keep track of your planning application.
• Tender production and management such as liaison with/advising appointed contractors and material sourcing for the project.

From start to finish, managing the construction is usually charged hourly, separate from initial drawings and planning costs as laid out above.

It is vital to note that some architects will only focus on the structure's external walls, roof, and material makeup and will not give much thought to the interior arrangement.

Thus, you must raise this topic upfront before beginning your project. When I work with clients, it is common for them to send me their architect drawings so that I can advise and plan the interior layout.

Building Regulations & Planning Permission for Common Architect Jobs

Any extensive work you have done on your home will be subject to building regulations. However, it is not always necessary to obtain planning permission.

Permitted development enables you to do a lot of work on your house without applying for permission. This section will go over some of the various planning permissions or building regulations for common architect jobs.

New Garage

Before beginning any construction work, such as adding a garage, keep in mind that there are regulations concerning outbuildings that apply to sheds and garages and any garden buildings.

Most outbuildings are regarded as permitted development, which means they do not require planning permission, but there are some restrictions and conditions.

To begin with, the garage must not be built on land ahead of a wall that forms the main elevation of the dwelling house. The garage must also be single-story, with a maximum eave height of 2.5m and a total height of 4m for a pitched roof, 3m for other roofs, or 2.5m if it is less than 2m from the property boundary.

Furthermore, if you want to avoid planning applications, avoid any verandas, balconies, or raised platforms. Finally, it is important to note that permitted advancement does not apply to flats or maisonettes.

Extension

You must complete some documentation and then pass inspections to have the work accepted as meeting building codes. As the house owner, you are responsible for ensuring that the work is completed following building codes. In most cases, your lead contractor will see that it is completed.

A single-storey extension on a detached property can be up to 4m long and 3m long on any other type of property. The height limit is 4m, and the new construction should be done with materials that match the rest of the house. Only half of the garden space can be used.

Another alternative is to contact your local government. Most businesses have a planning department. These provide consultations to help you determine whether you need planning permission.

Architect prices for an extension can vary, depending on the work at hand.

Outbuilding

Permitted development rights apply to outbuildings. You'll need planning permission if your plans exceed the size limits or if your home is in a listed building or conservation area. When it comes to building permits, the intended use of the building is critical, so ensure you define how you plan to use the zone.

Buildings cannot cover more than 50% of the original garden of the property; the structure must be single-story, with a peak eave’s height of 2.5m and a total height of 3m. Verandas, balconies, and raised platforms are not covered by PD.

If you want to set up a small, detached building in your gardens, such as a garden shed or summerhouse, if the floor area is far less than 15 square metres.

New House

All new construction projects require planning approval and must adhere to building codes. Before building a house, you must first obtain full planning permission. You may have purchased a plot with the outline planning application, but you will need to have a detailed plan approved by your local council before you can begin construction.

If your application is denied, you must revise your plans and reissue them. Many factors can influence planning decisions, including environmental concerns, a lack of parking, noise, traffic, and the design of your home.

A planning permission application for a house costs £462. However, this does not include the costs of hiring an architect or consulting with your planning permission office. Surveys may also be required to assess flood risks and other environmental issues.

Furthermore, if you need to argue the planning action, you will have to pay an additional £2,000 for this process. So, when putting together a budget for a new home, keep this in mind.

When constructing a new home, Building Regulations must be followed. A home inspection will visit the site before work begins, during the construction process, and afterwards to ensure everything is satisfactory.

The inspector will begin by inspecting the excavation and foundation work, followed by the damp-proof course and drainage trenches. They will return at least twice after the main structure is completed.

These inspections are required for the house to meet building codes and receive a Completion Certificate. Electric wiring or boiler installation certificates will also be required. Your house must also meet structural, fire safety, ventilation, and energy efficiency standards.

Types of Architect Jobs

There are various types of architect jobs. We will go over the most popular architect jobs as well as what they entail in this section:

Drafter

Technical architect plans, as well as architect drawings, are created by an architectural drafter. They collaborate with other architects and engineers to use technology to transform architectural designs into technical drawings.

Pros

• ✔ Work in a team

Cons

• ✖ Everyone must agree to the design

Architect Designer

An architectural designer is typically in charge of designing the interior and exterior of structures and buildings. They typically work on various projects and plan and outline the completion of the design.

Pros

• ✔ Work on a variety of projects
• ✔ Can give you ideas

Cons

• ✖ Must have good communication

Senior Graphic Designer

A senior graphic designer uses physical and digital design tools to illustrate specific architectural designs. They will collaborate with architects and designers to plan, outline, and design building plans to assist in designing new structures.

Pros

• ✔ Will help you design

Cons

• ✖ Only good for buildings

Technician in Engineering

An engineering technician oversees resolving technical issues during the equipment development and design stages. These positions frequently overlap with architectural technicians, and they frequently create new equipment models.

Pros

• ✔ Solves issues

Cons

• ✖ It can be stressful

Architectural Technician

An architectural technician will work with designers, engineers, and architects during construction projects' design and development stages. They will typically create sketches, review plans, and keep a close eye on construction progress.

Pros

• ✔ Keeps an eye on the process for any issues

Cons

• ✖ They are not involved in the building process just to review

Job Captain

As the name implies, an architectural job captain is the team leader of architects in charge of overseeing all architectural design elements of a building project. These experts will supervise and manage the work of all drafters and architects under their guidance.

Pros

• ✔ Supervise and manage

Cons

• ✖ None

Planning for Structural Design

Building architects plan and design all aspects of a structure. They will work in various settings, including public organisations, governmental organisations, and private businesses.

Private and public dwellings, advertising plazas, building structures, and a variety of other building structures are designed by building architects.

Pros

• ✔ Work on different projects

Cons

• ✖ Usually for big projects

Architects for Projects

The project architect oversees all architectural elements and continues developing a project. In addition, they will oversee all architectural projects and coordinate plans, blueprints, and construction specifications.

Pros

• ✔ Develop the project

Cons

• ✖ Long process

Designer of Structures

A structural designer works with engineers and architects to create digital and physical drawings of structures. They oversee designing a building's functionality, interest, and safety and developing plans for other structures.

Pros

• ✔ Help with your interest and safety

Cons

• ✖ None

Engineer On-Site

These individuals will direct and supervise architectural projects for their respective firms. They oversee every aspect of an architectural project. This would include close supervision and guiding teams, delegating multiple design tasks, and providing pertinent technical feedback to ensure that a project is completed correctly and efficiently.

Pros

• ✔ Therefore supervision

Cons

• ✖ Have multiple design tasks

General Architects

General architects oversee the planning and developing designs for buildings, and they will work in a variety of industries. Every licenced professional general architect is trained in the scientific principles and design work required for new constructions.

Pros

• ✔ Plan and develop buildings

Cons

• ✖ None

Checklist for Hiring an Architect in the UK

Find an Architect by Word of Mouth

It's always preferable to find someone who comes strongly recommended by people you know and trust. Inquire with friends and family if they have any recommendations for architects.

Find an Architect You Can Work With

Your architect is the person you are entrusting with the design of your dream home.

While planning permission for certain projects will always be contentious, they will know what will or will not gain approval, understand the success rate of other projects in the area, and build a rapport with those deciding your fate.

Locate an Architect Whose Prior Work You Admire

Nowadays, one of the simplest and quickest ways to view previous work is through a company's website. A website will be their primary selling tool, and there will most likely be a few well-photographed projects for you to peruse.

This will show you the quality of their work, the architectural style they may specialise in, the materials they are familiar with, and the building systems they are used to working with.

It is critical that you like their work and believe they can give the style of home you desire.

Locate an Architect Who Will Listen to You

When you interview different architects for the job, you will discuss your brief with them, and they will most likely present various ideas on the spot about how to make your dreams come true.

But be careful that when you're discussing your must-haves and like-to-haves, they don't deviate from your plans. As creatives, their role is to develop your brief while also ensuring that they listen to what you want and do not try to change it.

Many homeowners will communicate their delight that their architect was able to design a home that was better than they could have imagined; however, be careful not to get carried away and sacrifice certain elements you've wished for, all because an impulsive designer went rogue as well as wanted to try something new.

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