Architectural services cost: fees in the UK for hiring an architect

If you’re asking, “How much does an architect charge?”, you’ve come to the right place. The truth is that architect fees vary according to a project’s complexity and the number of architect drawings you need.

Read on to discover how much architects charge, what affects the pricing and what extra fee to expect after your first consultation.

How architects calculate their fees

The government abolished traditional architect fee scales in the 1980s. The idea was to open up competition and lower prices. It worked and today, you’ll find three main ways that architects charge for their work.

Before committing, make sure you read the architect’s fee proposal. That way, you understand exactly what’s included, how they’ll charge and what might cost extra later on.

Percentage of construction cost

Typical architect fees range between 11% and 14% for residential projects. They charge lower fees on bigger projects to offer clients value and protect their budgets.

Here are approximate market percentage fees at this moment:

Project build cost	Typical Fee Range	What It Covers
Under £100,000	12-15%	Everything from first sketches to final inspection
£100,000-£500,000	10-13%	Design work, planning help, and keeping an eye on construction costs
Over £500,000	8-12%	Full architectural service with a smaller percentage

Fixed fee arrangements

A fixed fee means you know the total cost of your architect’s services upfront. You can budget without worrying about rising construction costs or hourly charges.

Most practices give you an architect cost calculator or detailed list showing fees for each stage of work. So, at the end of a project, you know exactly what you’ve paid in architectural fees and where your money went.

Hourly and time charge

UK architects charge hourly rates of between £50 and £100. Senior architects cost more and architectural technicians charge less.

Some practices mix hourly rates for early work with fixed fees for construction inspection later on. Make sure you stay in touch with your firm so you can track how they’re using their time and what each hour delivers.

Which is the best system for you?

Find the best charging model for you based on your current situation in the table below:

Fee model	Typical cost	Best for
Percentage of construction cost	11% to 14% for residential projects	When you need full architectural services but you’re still uncertain on construction costs.
Fixed fee	Set total agreed at the start	When your project brief is clear and the scope is unlikely to change.
Hourly or time charge (time spent)	£50 to £100 per hour	Short-term advice or early-stage work where the time required is hard to predict.

What drives architect charges

Every building project is different so your specific situation will affect both the fee structure and the final bill.

Project size and complexity

Bigger projects cost more. Architects need more time for drawings, planning and site visits. Sometimes, a project may look simple but it’s actually hard to get right.

For example, extensions are resource intensive. You might think having one wall up would cut costs, but working on existing structures presents challenges.

There’s extra design, access and construction costs because the architect and builder must adapt to what’s already there. They often have to fix unforeseen issues and bring that part of the property up to current building regulation standards.

A single storey extension usually costs less than a loft conversion. Complex projects like listed buildings or tight sites need extra expertise.

Project size and complexity affect both the scope of design work and the level of detail needed at every stage.

Architect experience and practice size

A professional architect with lots of previous work will charge you more. You’ll pay less to a newly qualified architectural technologist or architectural designer working on your project.

The key here is not just to look at price. With an experienced architect, you pay more upfront. But you’re likely to save in the long run because they’re less likely to make design errors or miss planning risks that cause costly delays later on.

Larger practices have higher running costs. That’s because they often have multiple specialists under one roof. That includes architects, surveyors, planners, heritage consultants and more. The benefit is all the knowledge you need to get your project over the line without delays, reworks or having to bring in outside consultants. They also have much higher professional indemnity insurance.

Online architects and small studios often charge less while still doing good work. They may lack the skills however to lead larger projects through to completion.

You’ll pay more for British architects registered with ARB and RIBA. Membership of these bodies means your architect follows strict codes of conduct. They’re also required to keep their skills up to date through ongoing training.

The best architects are excellent at imagining great builds and transferring them to a blueprint. They solve problems throughout your project, from start to finish.

Level of service and project stages

With many practices, you can get a range of services, beyond architecture (including WindsorPatania). It’s not just construction drawings: it’s planning, licensing and even choosing appointed contractors.

It all depends on your project’s scope and how much help you want with it. Each extra service, such as drawing up detailed plans for listed building consent, adds to the cost.

Many architects offer these three tiers of service:

Basic package: Gets you through the planning application and building regulations approval drawings. You can then go on to manage the build and find contractors yourself.
Standard service: Adds other services like detailed technical designs and plumbing plans. This means builders know exactly what to do while you pick the contractors and manage the progress of the project.
Full project management: Full service covers everything. This includes finding builders, submitting building notices, contract administration and regular site visits. You hand over your project to an expert who makes sure it runs smoothly to completion.

Typical costs for common projects

Here’s what you’ll actually pay for different types of work. These are current UK prices for full architectural service.

House extensions

Expect to pay £20,000 and £40,000 plus VAT for a full extension service covering everything from your initial consultation to completion.

Service stage	Cost range	Deliverables
Planning only	£3,000-£8,000	Plans drawn, planning drawings, and application sent off
Planning plus tender	£8,000-£15,000	Above plus technical designs and tender drawings for builders
Full service	£20,000-£40,000	Everything including detailed technical drawings, watching the build and sorting problems

Renovation projects like these on listed buildings and in conservation areas will generally cost more.

Loft conversions

Loft conversion architect fees start from around £6,000 for planning to between £7,000 and £10,000 for a tender package.

Loft conversions need structural engineers to check your roof can take the weight. Your total cost depends on your roof type and ceiling height. Your architect will talk through these details when checking if it’s possible.

New build homes

New builds give you more freedom than fixing up old houses.

For a new house build, expect to pay between £40,000 and £60,000 plus VAT for everything. That’s roughly 8% to 12% of your total construction project cost for a normal home.

You can get your architect to project manage in many cases as well as handling planning and Building Regulations.

Architect charges cover site visits during the build. They check that contractors are following your approved plans properly. This helps protect

Beyond basic architect fees

There are many hidden costs in building unrelated to architect fees. They can add up so you need to factor them into your budget now to stop nasty surprises or funding gaps once the work begins.

Planning permission and Building Regulations

There are always costs to securing planning permission. Building regulations approval costs extra. During the construction phase, if required, you can use either your local authority or private Building Control. They check that your build meets current safety and performance standards.

Here are indicative prices:

Item	England cost	Notes
Householder planning	£206	Standard applications for extensions and changes
Building regulations	£400-£1,500	Depends on project size and who you use
Listed buildings	£206	You need separate listed building consent as well

You need both planning approval and building regulations before starting work. They’re separate processes unless you qualify for permitted development.

Surveys, consultants and structural engineers

Many projects need a surveyor. Their job is to inspect the site and take accurate measurements of the land and existing buildings. They can also spot any physical or legal issues that could affect your design or build. A measured survey (July 2022) for a typical London house can cost £1,500 to £2,500 plus VAT.

Other specialists you’re likely to need are:

Structural engineers: Work out what beams and foundations you need for extensions or loft conversions, usually £1,500 to £4,000 depending on how complicated it is.
Party wall surveyors: Sort out legal agreements with neighbours when you’re building near boundaries, starting around £1,000 per neighbour affected.
Energy assessors: Create the SAP calculations and EPCs you need for building regulations, normally £300 to £600 for houses.
Acoustic consultants: Make sure sound insulation meets the rules for conversions or new builds, especially important for shared walls and floors.

These additional costs can add 15% to 25% on top of the architect’s fee. Budget extra to avoid money worries during your construction process, as there are several factors to consider .

WindsorPatania: UK wide with a local service

Unlike many other architect firms, WindsorPatania allows you to pick and choose from our range of services. We don’t have specific, tiered packages. Instead, we treat your project as a one-off and aim to work within your budget at all times.

We offer end-to-end architecture services on all build projects, including:

To tell us about your heritage property or landscape project, simply submit a project, email us or call us. We look forward to discussing your idea with you.