How Much Does an Architect Cost?
A straightforward guide for homeowners, builders and developers alike, in Newcastle and the North East
Thinking about improving your home or a new development is exciting, but it can be difficult to know where to begin—especially when you’re trying to work out what the project will cost. Whether you’re considering a rear extension, a loft conversion, a renovation or a new-build home, architect’s fees are an important part of the budget.
There isn’t one price that fits every project. The fee depends on what you want to achieve, the condition and constraints of the property, the amount of design work involved and how much support you want as the project moves forward. This guide explains the main things to consider, with indicative figures to help you start planning. They are broad UK estimates, and not a quote for any particular property.
Start with the service you actually need
An architect’s appointment can cover a single part of a project or continue from the feasibility and first sketches, through to construction on site and completion. Some clients need help exploring what might be possible and preparing drawings for a planning application. Others want a more complete service; including technical information for Building Regulations, help obtaining builder’s prices and support during the construction stage.
Fees are commonly agreed as; a fixed amount for a defined scope of work, a percentage of the construction cost, or an hourly rate for limited pieces of work. If you only require up to technical stage 3-4% of the build cost is sensible. For a full residential service, 5–7% of the build cost is not uncommon. On a £100,000 project, that would equate to £5,000–£7,000. The actual fee may sit outside that range, so it is worth comparing services included - not just the headline figure.
What might each part of the process cost?
It helps to think of the work as a series of stages (as defined in the RIBA Plan of Work). Each stage comprises decisions and deliverables rather than simply paying for a set of drawings. The stages below are common examples; not every project will need every service, and some architects combine several stages into one simplified proposal. All costs are indicative.
Initial discussion and feasibility:
£300 to £800+
An early review can help establish the brief, consider the opportunities and limitations of the site, and identify planning or budget issues worth investigating before you commit to a design.
Design and planning drawings:
£1,000 to £2,500+
For a relatively straightforward extension or loft conversion, this may cover a survey of the existing property, developing a design and preparing the drawings needed for a planning submission. More complex proposals can require additional work.
Submitting a planning application:
£250 to £750+
Some practices include application administration in their design fee; others list it separately. This figure relates to the architect’s time and does not include the council’s application charge.
Technical and Building Regulations:
£1,000 to £3,500+
Once the design is agreed, more detailed information may be needed to explain construction, materials, insulation and relevant regulatory requirements. Structural engineering input may be required and this will be a separate appointment.
Builder pricing and tender support:
£500 to £1,200+
If you want to compare builders’ quotations on a consistent basis, an architect may prepare tender information and help review the responses.
Visits and support during construction:
£200 to £500+ per visit
Site visits can help review progress and discuss design queries. The number of visits and the exact role the architect takes (Contract Administrator, for example) should be agreed in advance.
Additional project management service:
3%+ of build cost
For clients that prefer one point of contact, full project management may include overseeing builders work, other consultants input, resolving site issues, holding regular site progress meetings, and carrying out monthly valuations of the work (which sees the builder being paid for the contract). This can add 3%+ to the total build cost. Although this level of project management is not necessary for all projects, many clients value having a professional manage the construction process.
Example fees for different types of residential projects
The following examples give a sense of scale, rather than what a particular project will cost. The brief, site conditions, existing building, proposal complexity and level of service can all affect the fee.
House extension
For an extension with a construction budget of about £100,000, an architect’s fee in the region of £5,000–£7,000 or more for a package including design, planning, technical drawings and some site input is a good indication. It’s important to confirm which services are included.
Loft conversion
An estimate for loft-conversion design work is £1,500–£5,000+. Dormers, structural alterations, planning requirements and the complexity of the existing roof can affect the amount of work involved.
Renovations
For changes to the layout of an existing home, an estimate of £2,500–£10,000+ is feasible.
New-build house
For a new home with a £300,000 construction budget, a fee benchmark of 5–10% would be £15,000–£30,000 or more. The final figure depends on the size of build (a larger scheme encourages a lower overall %), the scope of the appointment, and the level of input required through design, planning, technical and construction stages.
Flats or multi-home schemes
Larger residential developments may have different fee structures, with fees starting around 5% of build cost. The scale, complexity and coordination requirements make project-specific advice particularly important.
Why two architects quote different fees?
A fee is shaped by the work needed to get from your initial idea to a well-considered, buildable proposal. A few factors are especially important:
· The property and site: An uncomplicated site is likely to present different challenges from a steep plot, a constrained urban property or a building that is listed and/or in a conservation area.
· The ambition of the design: A simple alteration and a highly bespoke design do not require the same amount of exploration, coordination or technical detail.
· The information already available: Existing drawings and surveys are useful, but gaps or unexpected conditions can mean extra investigation is needed to avoid costly errors further down the line.
· The services you choose: A fee for planning drawings alone is not directly comparable with one that also includes technical design, tender support, site visits and project management.
· Changes to the brief: Significant revisions after a design has been agreed can add work. It is sensible to discuss how changes are handled before starting.
· Consultant and statutory requirements: Structural engineers, specialist reports, planning charges and Building Control costs are outside of the architect’s fee.
Remember to budget beyond the architect
Architectural fees are only one part of the overall project budget. Depending on the work, you may also need to allow for:
· Planning application charges, where an application is required.
· Structural engineer’s calculations and advice.
· Building Control fees.
· A party wall surveyor where the Party Wall etc. Act 1996 applies.
· Surveys or specialist reports, which may be needed depending on the property and site.
An architect can advise on which external costs are likely to apply to your proposal. These third-party fees should be assessed and calculated before setting your overall budget.
Hourly rates or a fixed fee?
An hourly rate can make sense when the work is limited or difficult to define at the outset, such as an initial review or a small piece of advice. A fixed fee can make budgeting easier where the scope and deliverables are clear, but it is only useful if you understand what it covers.
Before agreeing to proceed, ask for a written proposal that sets out the stages, drawings and services included, what is excluded, the payment schedule, how additional work is charged and what happens if the brief changes. It is completely reasonable to ask questions until the proposal makes sense to you.
Choosing the right professional
It is worth checking that the person you appoint is appropriately qualified for the work you need. In the UK, the title ‘architect’ is protected by law, and architects must be registered with the Architects Registration Board (ARB). You can check registration on the ARB register. Membership of the Royal Institute of British Architects (RIBA) is a separate professional membership.
Different professionals offer different services, so look beyond the price of a drawing package. Consider who will develop the design with you, how planning and technical issues will be addressed, and what support is available if questions arise once building work begins.
What value can an architect bring?
Good architectural work is about more than producing plans. It starts with understanding how you live, what is not working in your current space and what you want the project to achieve. Thoughtful design can make a home work harder, improve the relationship between rooms and garden, bring more daylight into the right places and help make the most of the available budget.
An architect can also help identify constraints early and coordinate information needed as the project develops. No design can guarantee planning approval, a particular property value or a construction budget, but careful preparation and clear communication can help you make better-informed decisions and reduce avoidable surprises.
Working with Chris Heal Architecture
At Chris Heal Architecture, the starting point is a conversation about your property, your ideas and what you hope to achieve. Based in North Shields and working across Newcastle and the wider North East, the practice supports homeowners with extensions, renovations, alterations, loft conversions and new-build projects.
Every project is different, so the right service and fee should reflect your brief rather than a one-size-fits-all package. The aim is to create considered, practical designs that respond to the building, the site and the people who will use the space. You can discuss the level of support you need—from early design and planning through to technical information and involvement during construction—and receive a proposal that clearly explains the scope and costs.
If you are at the early stages and are not sure what might be possible, that is a useful place to start. A first conversation can help identify the questions to explore, the likely next steps and the information needed to move forward.
Before you appoint an architect: checklist
· Explain your priorities, approximate budget and ideal timescale.
· Ask which stages and deliverables are included in the fee.
· Check whether planning submission, technical drawings and site support are included or separate.
· Identify likely consultant fees, application charges and survey costs.
· Agree how changes, extra work and payment milestones will be handled.
· Check the architect’s registration and look at relevant examples of their work.
How much does an architect cost?
A final word on architect fees
There is no single fee that is right for every project. The most useful quote is one that reflects the work involved and makes it clear what you will receive in return. Compare proposals on scope, communication and support as well as price, and ask for clarification wherever something is unclear.
The cost figures in this article are broad, indicative UK estimates. Actual fees and third-party costs can vary with location, project complexity, scope and the individual practice. They should be checked against current information and a written proposal for your own project.
Thinking about a project in Newcastle or the North East? Contact Chris Heal Architecture to talk through your ideas and discuss a service suited to your building project and plans.
Disclaimer: Architect fees are subject to change year on year, and respond to market conditions
