Architect Fees Explained: What Should You Budget for Your Home Project?
- Ben Craven
- 12 hours ago
- 8 min read
Updated: 47 minutes ago
If you're planning a new home, major extension or substantial renovation, one of the first questions you're likely to ask is:
How much does an architect cost?
It's an understandable question, but architectural fees aren't quite as simple as attaching a percentage to the cost of your build.
The scale of the project matters, but so does its complexity, the site, the planning strategy, the amount of technical coordination required and, importantly, how involved you want your architect to be.
At BCAE Architects, we provide a tailored fee proposal for every project. We also believe in being open about costs from the outset, so this guide is intended to give you a realistic understanding of what to expect before you begin.
This guide relates specifically to our private residential work, including substantial extensions, replacement dwellings and bespoke new homes.
Other project types - particularly specialist adaptation projects - are scoped and priced differently because the level of coordination, technical input and construction-stage involvement can be significantly greater.
How are architects' fees calculated?
Architectural fees are usually calculated in one of three ways:
as a fixed fee for a defined stage of work;
as a percentage of the anticipated construction cost; or
on an hourly basis for specific pieces of advice or additional work.
For our private residential projects, we generally establish the scope of work first and then provide clear fees for each stage of the project.
That means you know what we're doing, what it will cost and what happens next.
What percentage should I allow for an architect?
There isn't one percentage that applies to every project.
On smaller residential projects, architectural fees can represent a relatively high proportion of the construction cost because many of the fundamental stages remain the same irrespective of project value.
A comprehensive architectural service on a smaller project may therefore equate to around 7-12% of construction cost.
As projects become larger, that percentage typically reduces.
For substantial bespoke homes and replacement dwellings with construction values of around £1 million and above, a comprehensive architectural appointment may more typically sit in the region of 4-6% of construction cost, depending on the complexity of the site, planning strategy, level of bespoke design and the extent of our involvement through construction.
That doesn't mean every £1 million project attracts the same fee.
A straightforward new home on an uncomplicated site may require a very different level of input from a replacement dwelling in Green Belt, a project requiring an exceptional design case, or a highly bespoke house involving complex structure, materials and consultant coordination.
For that reason, we don't simply apply a standard percentage to every commission.
We consider the actual work required to design, coordinate and deliver the project properly.
Why does the percentage reduce on larger projects?
A £150,000 project can still require many of the same fundamental stages as a £1 million project.
There is still a brief to establish, a design to develop, planning to navigate, consultants to coordinate and technical information to prepare.
As the construction value increases, the amount of architectural work does not necessarily increase at the same rate.
That is why smaller projects often carry a higher percentage fee, while larger bespoke homes can sit at a lower percentage despite requiring a much greater overall architectural input.
This is also why percentage comparisons can sometimes be misleading.
The more useful question is:
What level of architectural service does the project actually require?
Why do architectural fees vary so much between practices?
You may find a significant variation in architectural fees when comparing practices.
Part of that difference comes down to what is actually included.
There is a considerable distinction between appointing someone to produce drawings for a planning application and appointing an architect to help you establish the brief, explore the design, coordinate the technical information, obtain contractor prices and remain involved during construction.
Neither approach is automatically right or wrong.
The important thing is understanding what service you're comparing.
A lower initial fee can sometimes simply mean that more responsibility is left with the client, contractor or other consultants later in the project.
Our approach is to make the scope clear from the beginning so you can decide how much support is appropriate for you.
What does an architectural fee actually cover?
Our service is structured around four stages:
Discover
Before we start designing, we need to understand the property, the site and, most importantly, the people who will use it.
We establish the brief, discuss your budget and programme, review the planning context and identify any surveys, consultants or specialist information that may be required.
For bespoke homes and more sensitive sites, this early stage can also involve feasibility work, planning strategy and establishing the most appropriate route before significant design work begins.
This stage is about making sure we're solving the right problem before we begin designing the answer.
Outcome: a clear brief and strategy before design begins.
Create
This is where we explore what the project could become.
We develop and test layouts, form, materials, natural light and the relationship between spaces, using 2D drawings, detailed 3D modelling and visualisation to help you understand the design.
For us, this isn't simply about drawing the maximum amount of floor area.
Good residential design is about how spaces feel, how they connect, how light enters the building and how the home supports the way you actually live.
On a bespoke new home, this can include everything from the relationship with the site and landscape through to views, privacy, arrival, orientation, massing and materiality.
Where planning permission is required, we'll prepare and manage the application and coordinate the information needed to support it.
On more complex or sensitive sites, the planning strategy can form a significant part of the architectural service.
Outcome: a carefully considered design with the necessary consent to move forward.
Detail
Planning drawings aren't construction drawings.
Once the design is approved, we develop the technical information required to turn the idea into a buildable project.
This can include Building Regulations information, construction details, structural coordination, building performance, materials, specifications and coordination with other consultants.
For bespoke homes, this stage can become particularly detailed.
Windows, roof junctions, thresholds, brickwork, stonework, cladding, interiors, lighting, heating systems and structural solutions all need to come together as one coordinated design.
For more comprehensive projects, we'll also prepare detailed information for contractor pricing, help you compare tenders and put the appropriate building contract in place before construction begins.
The decisions made at this stage can have a significant influence on build quality, cost certainty and the number of questions that need resolving once a contractor is on site.
Outcome: a coordinated, buildable and properly priced project.
Realise
For clients who want us to remain involved during construction, we can administer the building contract, inspect the works at key stages, respond to queries and help protect the quality and intent of the original design.
For many clients, particularly on larger bespoke homes, this is where having the architect remain involved becomes especially valuable.
Construction inevitably involves decisions and unexpected issues.
Having the team who designed and detailed the project available throughout the build provides continuity for both the client and contractor and helps ensure that decisions made on site support the overall design rather than gradually compromise it.
Outcome: professional support and independent oversight through construction.
Do I need to appoint an architect for every stage?
Not necessarily.
Some clients appoint us initially for the early design and planning stages before deciding how much support they would like afterwards.
Others know from the outset that they want us to guide the project from the first conversation through to completion.
We'll discuss this with you at the beginning and make the options clear within our fee proposal.
However, it's worth understanding that reducing the architectural service doesn't remove the work from the project.
Someone still needs to resolve the details, coordinate the consultants, answer the contractor's questions, make decisions and monitor what is being built.
The question is often less about whether that work needs doing and more about who you want responsible for it.
What isn't included in an architect's fee?
There will usually be other project costs alongside architectural fees.
Depending on the project, these can include:
planning and Building Control fees;
measured or topographical surveys;
structural engineering;
drainage design;
ecology or arboricultural reports;
energy and sustainability consultants;
quantity surveying or cost consultancy;
Party Wall surveyors; and
other specialist reports required by the site or planning authority.
We identify these requirements as early as possible and can introduce and coordinate the appropriate consultants.
What should I budget for the overall project?
Architectural fees are only one part of the investment required to deliver a project.
Alongside the construction cost and professional fees, you may also need to consider items such as kitchens, bespoke joinery, lighting, landscaping, furnishings, statutory fees, contingency and VAT where applicable.
For that reason, we encourage clients to think about their overall project investment, rather than simply asking how much they want to spend with the builder.
This becomes increasingly important on larger homes.
A £1 million construction budget is not the same as a £1 million total project budget once professional fees, surveys, consultants, landscaping, interiors and contingency are taken into account.
Establishing this early helps us design within realistic parameters rather than developing a scheme first and attempting to reduce it later.
Why isn't there a fixed price list?
Because two projects with the same construction budget can require very different amounts of architectural work.
A relatively straightforward replacement dwelling on an uncomplicated site may have a very different route from a house in Green Belt, a sensitive landscape setting, a difficult planning history or a site requiring an exceptional design case.
Likewise, the level of bespoke detailing can vary enormously.
A highly crafted £1 million home with complex glazing, specialist materials, integrated interiors and significant technical coordination will require more architectural input than a more conventional house with the same construction value.
The client's desired level of involvement matters too.
A commission ending after planning will require a different service from one where we remain involved through detailed design, tender and construction.
We would rather understand the project properly and provide a realistic fee than offer an attractive headline figure that doesn't reflect the work ultimately required.
Is using an architect worth the cost?
For the type of projects we work on, the architectural fee represents one part of a much larger investment.
But the decisions made during the design process influence almost all of that investment.
Layout, orientation, structure, glazing, materials, heating, lighting, joinery, insulation and construction details all affect how the finished home feels, performs and costs to build.
Good architectural input isn't simply about producing drawings for planning.
It's about helping you make better decisions before they become expensive decisions on site.
It's about questioning whether more floor area is actually the answer.
It's about understanding where your budget will make the greatest difference.
It's about creating a building that performs better over time — using energy intelligently, providing good natural light and ventilation, creating comfortable internal environments and reducing unnecessary running costs.
And ultimately, it's about creating a home that works properly for the people who will live there.
What size projects does BCAE take on?
We work on a limited number of private commissions each year so that we can give each project the level of attention it deserves.
Our residential work ranges from considered extensions and whole-house transformations through to replacement dwellings and bespoke new homes.
We are particularly interested in projects where there is an opportunity to create something distinctive and highly considered.
That includes £1 million+ bespoke homes and replacement dwellings, particularly where the site, planning context or architectural ambition requires a more strategic and design-led approach.
We also work on smaller residential projects where there is a clear opportunity for architecture to add value through design quality, bespoke detailing, planning strategy or complexity.
For more conventional extension and renovation projects, a construction budget of around £150,000 upwards is generally where our full architectural service begins to make most sense.
That isn't a rigid minimum.
We've explained this in more detail in our guide:
Ultimately, we're particularly suited to clients who value design, want to explore the potential of their site or property properly and are looking for an architect who can guide them through more than simply obtaining planning permission.
Where should I start?
Start with a conversation.
Tell us about the property, what you're hoping to achieve and, if you have one, the budget you're considering.
We'll give you an initial view on the project, explain where we think we can add value and talk you through the most sensible next step.
BCAE Architects is a RIBA Chartered architecture and interior design studio based in Euxton and Altrincham, working across Lancashire, Cheshire and the wider North West.
Get in touch
Follow BCAE on instagram
Follow BCAE on Linkedin
Comments