Do I Need an Architect?
Depending on the complexity of your renovation you may not need an architect at all. In the UK one can put in a rough drawing for the Planners to approve & then you would just need a capable builder to interpret it into building materials, or employ a quantity surveyor.
Building regulations will need to be obtained & adhered to
If you are building something from scratch you will need to employ an architect. I am deliberately using ‘employ’ because we pay their bill! It is easy to be in awe of an expert but ultimately, we need to get what we want & be happy. Remember to pick someone you have rapport with & find it easy to discuss your needs with.
When you’re planning a renovation, you will need to work out how long to hire an architect for. Maybe you could use their services at the beginning of the project only, or ask them to stay on for the duration of the construction. Budget will probably be the deciding factor but here are some tips explaining how costs are allocated to the various stages.
What are the costs of hiring an architect?
There are no standard fee scales in the UK so fees can vary quite significantly. Some architects will charge a fixed fee if the project isn’t too complex & it is clearly defined.
Some practices charge a percentage of the construction cost fee, or they charge an hourly fee or a combination of the two. Different fees may be charged for different phases of construction.
As at today, full architectural services for a high-quality refurbishment or extension project, will be in the region of 12% – 16% of the construction cost.
What will affect the price?
The price you pay for an architect’s services depends on the type and scale of the project, and the extent of the architectural services they will be providing.
The fee will be more for a complex existing building or a listed property. Costs also depend on the size of the practice, their reputation & their workload so you will spend more for an award-winning or highly recognised architect.
As of today a standard residential renovation with a small extension in the UK will be around 12% – 14% for the full service bearing in mind that he overheads of a small project are similar to those of a larger one.
What cost at the design stage?
The design stage is where the overall concept is explored, where layout options are defined, and a budget estimate is prepared. This stage will usually end when the planning application is submitted & the proportion of the total fee payable for this stage is generally around 20% – 30% of the total.
Currently fees for this stage can range from £2,500 for an average extension or refurbishment to £7,000 for a new-build house.
What cost at the pre-construction stage?
The technical design phase is typically around 30% – 40% of the overall fee.
The pre-construction phase is critical where design issues e.g. materials, lighting, joinery and finishes are discussed in depth & a comprehensive pack of detailed drawings and a schedule of works are drawn up for accurate pricing by the contractor.
Depending on the level of input the client wants in selecting materials & finishes, the fees will range between £9,000 to £12,000, depending on the scale of the project.
What cost at the construction stage?
This phase costs around 30% – 40% of the total fee & more than half the total fee is payable before any building work starts on site.
The architect will maintain a close involvement with the progress of the work on site, and administer the building contract, which includes managing the costs and certifying payments. However, many clients will prefer not to retain the architect for this phase & deal with all the day to day queries & payments themselves.
Paying an architect on an hourly basis for this phase may seem uneconomic but it is possible that having an independent professional value the works and make sure the details are correctly delivered by a contractor can make a huge aesthetic difference & save the client money by keeping the project on budget.
Any extra fees?
There are statutory fees that need to be paid in addition to the architect’s fees. The standard planning application fee payable to the local authority for a Householder Application [relating to a single dwelling house] is currently £206.
A fee is also be payable to the local authority building control department or an approved inspector for the assessment of the design. Site inspections are commonplace to ensure compliance with Building Regulations.
You might require a structural engineer or a quantity surveyor and/or an ecologist if the proposed project is likely to have an environmental impact. You may need a tree survey or the presence of an archaeologist.
VAT?
Building professionals tend to talk about build costs as net figures, so remember refurbishment and extension works are liable to VAT at 20% rate in the UK.
How to choose?
When interviewing architects, I recommend giving them as much information as possible. It is a service-based industry, so anything that affects the amount of time taken to do the design work will affect the cost.
Often cheaper doesn’t mean better value – you need to be sure you’re comparing like-for-like quotations. Lower fee quotations may not include a full scope of services.
The more detail you establish in the beginning will help keep costs to a minimum.
Will you have an experienced architect or a junior?
How many layout options will you need?
What level of details will be required?
Will the architect will be involved in the building work and / will they attend site meetings? How many site meetings are required?
What do you think? Have you hired an architect? How did it go for you?
