How Much Will My Architect Cost? (And Do I Even Need One?)
So, let’s get straight into the answer.
We’ll start with a summary, then move onto a short answer, and a breakdown of how the costs work with architects.
How Much Does a UK Architect Cost? UK architect fees usually range from 8–15% of your total build cost, depending on the size, complexity, and location of the project. For example, a £50,000 extension might come with £4,000–£7,500 in architect fees. Fixed fees for planning applications typically start at £2,000–£4,000, while hourly rates range from £50–£150 (higher in London). A new build costing £200,000 could mean £20,000–£30,000 in fees. Simple extensions might cost £3,000–£8,000 in architect fees, while complex double-storey ones can reach £5,000–£15,000. Costs tend to be around 30% higher in London and the Southeast. Despite the price, a good architect can save money overall by helping you avoid costly mistakes and ensuring the project runs smoothly.
Short answer: Architects usually charge 5–10% of your total build cost.
- Bigger or complex projects cost more.
- More experienced architects = higher fees.
- Small jobs (like a kitchen extension) = less.
How Architects Work
They split your project into phases — and charge for each part.
Typical phases:
- Design – planning, ideas, drawings
- Construction docs – detailed plans for builders
- Bidding/negotiation – choosing a builder
- Construction check-ins – making sure it’s built right
How They Charge
Increasingly common, are using fixed fees for each of the different phases, but hourly, and % are also common for the different phases.
- Fixed fees – clear total cost
- Hourly rates – pay for time spent
- % of build cost – tied to overall budget
Your architect will use one or a combination, fixed fees help you with your budget.
Project Management vs Contract Management
- Contract management: Architect checks quality during the build
- Project management: Full control of schedule, budget, team – usually extra and separate
Do You Even Need an Architect?
If you plan on doing any structural changes, like:
- Changing the exterior, front or back.
- Adding a loft conversion
- Adding a kitchen extension
- Any kind of single or double storey extension
- Or removing load baring walls
You need to seek someone with right experience for:
- Construction drawings
You probably do if:
- You’re doing a big or tricky renovation
- You need planning permission
- You have a listed building or live in a conservation area
You might not need one if:
- You’re doing a small project and know what you want
- You just need technical drawings — consider an architectural technologist (cheaper)
- You’re only removing a wall — hire a structural engineer
- You want to plan interiors — use an interior designer (cheaper and layout-focused)
- No structural work? You may not need any of the above
When You Really Do Need an Architect
- Listed buildings
- Large or complex renovations
- Anything needing detailed drawings for permission or construction
- You want someone to fully manage the design and process
Do they charge fees for…
Initial consultation?
Some do, but some don’t.
Site visit?
Almost always
Okay, those were the go-to quick answers to give you what you need, now let’s dive into more details and examples to give you a sense.
How Architects Charge
Architects usually charge in three main ways:
- Percentage of the build cost: Usually 8–15%, sometimes more for small projects.
- Fixed fees: Agreed upfront. Common for clear jobs like planning applications.
- Hourly rates: £50–£150/hour depending on the architect and location.
For example:
- A £100,000 build might have fees of £10,000–£15,000.
- Fixed fees might start at £2,000 for basic help.
- Senior London architects may charge up to £150/hour.
Prices by Project Type
New Builds
- Architects usually charge 10–15% of the total construction cost.
- For example, a £200,000 house might cost £20,000–£30,000 in architect fees.
Renovations
- These are more complex. Fees are usually 12–18% of the construction cost.
Commercial Projects
- Fees are often 6–12%, with bigger jobs getting lower percentages.
Costs for Different Services
Here’s what different parts of the job might cost:
- Initial consultation: £500–£2,000
- Planning application help: £1,500–£5,000
- Building regulations approval: £1,000–£3,000
- Construction drawings & documents: 3–5% of build cost
- Project management: 2–4% of build cost
Quick Architect Fee Estimators
By Percentage
Multiply your construction cost by 8–15%:
- £150,000 x 10% = £15,000
By Service
Add up each task:
- Planning: £2,500
- Building regs: £2,000
- Drawings: £8,000
- Site visits: £5,000
Total: £17,500
Things That Increase Costs
- Listed buildings
- Complicated planning rules
- Fancy design or materials
- Rush deadlines
- Remote locations
Things That Lower Costs
- Simple, small jobs
- Flexible timelines
- Good access to the site
- Hiring for multiple stages together
Architect Costs for Extensions
Single-Storey
- Fees: £3,000–£8,000, depending on size and complexity.
Double-Storey
- Fees: £5,000–£15,000
Side Return
- Fees: £4,000–£10,000
- Often trickier due to older house layouts.
Breakdown of Costs for an Extension
- Planning drawings & submission: £2,000–£4,000
- Building regulations & structural details: £1,500–£3,000
- Construction support (site visits etc.): 3–5% of build cost
- Other possible fees:
- Structural engineer: £1,000–£3,000
- Party wall surveyor: £500–£1,500
- Listed building expert: £1,000–£5,000
Regional Price Differences
- London & South East: Highest fees (up to £150/hour)
- Major cities (Manchester, Edinburgh, Bristol): 10–20% cheaper than London
- Rural areas: Cheaper hourly rates (£50–£100), but travel costs may add up
- Scotland/Wales/Northern Ireland: Slightly different rules, so local experts may charge more
What Affects the Price Most
- Complexity: Difficult sites, old buildings, and fancy features all cost more.
- Architect’s experience: Well-known or award-winning architects usually charge more.
- Scope of work: More services = higher fees.
- Timeline: Tight deadlines usually increase costs.
- Site conditions: Hard-to-access or unusual locations can cost extra.
How to Get the Most Value
- Have a clear plan: Know what you want before starting.
- Ask questions early: Good advice at the start avoids expensive problems later.
- Let your architect help choose builders: They often know who’s good.
- Use them during construction: Their checks can catch costly mistakes.
- Design for efficiency: Better design can save energy and money long term.
Picking the Right Architect
- Look at their past work: Pick someone who’s done similar jobs.
- Ask what’s included: Some offer full service, others don’t.
- Check how they communicate: You’ll be working closely, so it matters.
- Make sure they’re qualified: Look for RIBA or ARB registration.
- Get references: Talk to past clients if you can.
Planning Your Architect Budget
- Plan to spend 10–15% of your total project cost on architect services.
- Add 10–20% extra as a safety cushion for unexpected issues.
- Expect staged payments:
- Some upfront
- Some at planning
- Some at construction start
- Final payment at project end
- Don’t forget other consultants like structural engineers or party wall experts—they can add 20–40% more on top of architect fees.
Final Tip
A good architect can help you avoid expensive problems, get planning permission smoothly, and build something that adds value and joy to your life. Spend wisely and plan well!
Frequently Asked Questions About Architect Costs in the UK
How much does an architect cost in the UK?
Architect costs in the UK typically range from 8-15% of total construction costs for most residential projects. For a £100,000 project, expect to pay £8,000-15,000 in architect fees. Hourly rates range from £50-150 depending on experience and location, while fixed fees for specific services like planning applications start from around £2,000.
Do I need an architect for a house extension?
While not legally required for all extensions, an architect is highly recommended for projects requiring planning permission or building regulations approval. Architects ensure compliance with regulations, maximize design potential, and often save money through efficient design and project management. For extensions over £15,000, architect fees typically represent good value.
How much does an architect charge for an extension in the UK?
Extension architect fees typically range from £3,000-15,000 depending on size and complexity. Single-story extensions cost £3,000-8,000, while double-story extensions range from £5,000-15,000. This usually represents 8-15% of the total extension construction cost.
What’s included in architect fees?
Standard architect fees typically include initial consultation, design development, planning application preparation, building regulations drawings, and basic project coordination. Additional services like detailed project management, site inspections, and contractor administration may cost extra, usually 2-4% of construction value.
How do architect fees compare to other professionals?
Architect fees are generally higher than building designers or draftspeople but include comprehensive design and regulatory expertise. While a building designer might charge £1,500-3,000 for extension drawings, architects provide additional value through design innovation, planning expertise, and project coordination.
When do I pay architect fees?
Most architects require payment in stages aligned with project phases: 20-30% upfront, payments at planning submission, building regulations approval, construction start, and completion. This protects both parties and aligns payments with work completion.
Can I get a fixed price quote from an architect?
Yes, many architects offer fixed-price quotes for well-defined projects, particularly planning applications and standard extensions. However, complex or evolving projects may require hourly or percentage-based charging to account for changing requirements.
Are architect fees tax deductible?
For commercial projects, architect fees are generally tax-deductible business expenses. For residential properties, fees may be offset against capital gains tax when selling, but aren’t deductible for personal residences. Consult your accountant for specific advice.
How can I reduce architect costs?
You can reduce costs by: having a clear brief from the start, choosing appropriate service levels, avoiding frequent design changes, selecting architects with relevant experience, considering regional practices outside London, and bundling multiple projects together.
What happens if I’m not happy with my architect’s work?
Qualified architects carry professional indemnity insurance and are bound by professional codes of conduct. If issues arise, first discuss concerns directly with your architect. If unresolved, you can escalate to professional bodies like RIBA or ARB, or ultimately pursue legal remedies.
Do architect fees include planning application costs?
Architect fees for planning applications typically include drawing preparation and submission but exclude local authority planning fees (currently £206 for householder applications). Some architects include these fees in their quotes, while others list them separately.
How much extra do architects charge for listed buildings?
Listed building projects typically cost 20-50% more than standard projects due to additional research, specialist knowledge requirements, conservation officer consultation, and more detailed applications. Simple alterations might add £1,000-3,000 to fees, while complex projects can double standard costs.
Is it worth paying more for an experienced architect?
Experienced architects often provide better value despite higher fees through: faster problem-solving, stronger relationships with planners and contractors, fewer design revisions, and better project outcomes. The premium typically pays for itself through smoother project delivery and superior results.
What’s the difference between an architect and architectural technologist?
Architects focus on design, aesthetics, and overall project vision, while architectural technologists specialize in technical delivery and building performance. Architect fees are typically higher but include comprehensive design services, while technologists may offer more cost-effective solutions for technical projects.
How do I know if architect fees are reasonable?
Compare quotes from multiple architects, ensure you’re comparing like-for-like services, check what’s included and excluded, verify qualifications and insurance, and consider the architect’s relevant experience. The cheapest quote isn’t always the best value if it leads to problems later.
