Our Fees Explained: Smaller Projects

Architect Fees for Smaller Residential Projects: What Should You Budget?

One of the questions we're regularly asked is:

“Is my project too small for an architect?”

The answer isn't necessarily determined by the size of the extension or the number of square metres being added.

For us, it's more about the overall level of investment, the ambition for the project and whether our involvement can genuinely add value.

As BCAE has grown, the type of residential projects we take on has evolved too. Today, our smaller private residential commissions will typically have a construction budget of around £150,000 upwards.

That might include a substantial extension, a whole-house renovation, significant internal remodelling, or a combination of all three.

However, £150,000 is a guide rather than a rigid minimum.

There are also smaller projects where the quality of the design, detailing or complexity means architectural input can still make a meaningful difference.

Why around £150,000?

There is a certain amount of work involved in delivering any architectural project properly, irrespective of its construction value.

We still need to understand the existing property, establish the brief, explore the design, consider planning requirements, coordinate technical information and help make informed decisions before construction begins.

A £75,000 project doesn't necessarily require half the architectural input of a £150,000 project.

As construction budgets become smaller, the architectural fee can therefore represent an increasingly large proportion of the overall project cost.

At around £150,000 and above, we generally find there is enough scope within a conventional residential project for our design and technical input to make a meaningful difference to both the finished home and the way the construction budget is invested.

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Construction costs have changed

It is also important to put that figure into context.

Construction costs have risen significantly over recent years, and the type of project that may have been achievable for £50,000–£75,000 six or seven years ago can now require a substantially greater budget.

Today, even a relatively conventional extension combined with a new kitchen, structural alterations, building services and finishes can quickly result in a construction cost in excess of £100,000.

That means when we refer to a “smaller” residential project with a construction budget of around £150,000, we aren't necessarily talking about a particularly large extension.

It may simply be a well-considered extension and refurbishment project delivered to a good standard.

This is one of the reasons we encourage clients to think about the overall project investment, rather than focusing only on the size of the extension.

Does every smaller project need an architect?

No.

And we think it's important to be open about that.

A straightforward extension using standard construction details, standard glazing, conventional thresholds and a relatively simple layout may not need the same level of architectural input as a more design-led project.

There are good designers, technicians and contractors who may be perfectly suited to delivering that type of work.

Where we believe we add the most value is when the project requires more thought.

That might be because the existing house is difficult to resolve, the planning context is sensitive, the brief is complex, or simply because the client places particular importance on design and detailing.

The question for us isn't simply:

“How big is the project?”

It's:

“Can our involvement materially improve the outcome?”

A smaller project can still be highly architectural

We have recently worked on projects below the £150,000 level where there was a very clear opportunity for architectural input to add value.

One example involved replacing an existing conservatory with a relatively modest extension of approximately 4m x 5m, with a construction budget of around £80,000.

On paper, it was a small extension.

But the client wasn't simply looking for additional floor area.

Although the construction budget was below our typical £150,000 guide, the client’s ambition for bespoke glazing, detailed brickwork, level thresholds and carefully resolved junctions meant there was a clear opportunity for architectural input to add value.

The project was therefore less about adding square metres and more about the quality of the space and the way it was detailed.

That level of design intent meant there was a clear role for us as architects.

By comparison, a straightforward lean-to extension of a similar size, using standard glazing and conventional construction details, may not require the same level of architectural input.

This is why construction value alone doesn't determine whether a project is right for us.

What does a £150,000+ residential project look like?

It doesn't necessarily mean building a huge extension.

A project at this level might involve:

• a considered rear or side extension combined with internal remodelling;

• opening up and reorganising an existing ground floor;

• creating a new kitchen, dining and living space;

• improving connections with the garden;

• upgrading windows, insulation and building performance;

• alterations to upper floors;

• new bathrooms, utility spaces or home offices;

• substantial refurbishment of the existing property; or

• a combination of extension, renovation and interior improvements.

  
  

In many of these projects, the most valuable design decisions aren't simply about how much additional space can be built.

They're about making the existing house work better.

Sometimes the right solution is a larger extension.

Sometimes it's a smaller extension combined with better use of the space already

there.

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What should I budget for the whole project?

One of the most common misunderstandings is to treat the construction figure as the entire project budget.

If you're considering a £150,000 construction budget, there will usually be other costs to allow for around the build.

Depending on the project, these may include:

• architectural fees;

• structural engineering;

• measured or topographical surveys;

• planning and Building Control fees;

• specialist consultants;

• kitchen and fitted furniture;

• lighting and electrical upgrades;

• finishes and furnishings;

• landscaping;

• contingency; and

• VAT where applicable.

Understanding the total investment available at the outset helps us make better design decisions.

We would much rather establish a sensible brief around a realistic budget than design the ideal project first and attempt to value-engineer it afterwards.

What are BCAE's fees for a smaller residential project?

For smaller residential projects, a comprehensive architectural service can often equate to around 8–12% of the construction cost, depending on the complexity of the project and the level of involvement required.

This percentage typically reduces as project values increase, which is one reason smaller projects can carry a proportionally higher architectural fee.

We don't operate a fixed price list based purely on construction cost.

Two projects with the same budget can require very different amounts of architectural input.

A relatively straightforward extension to a modern property may involve a very different process from alterations to a period house, a project with difficult levels, a sensitive planning context or a scheme requiring a high level of bespoke detailing.

Instead, we understand the project first and provide a clear fee proposal based on the work required.

Our residential service is structured around four stages:

Discover

Before we begin designing, we understand the property, the site and how you want to live.

We establish the brief, discuss the budget and programme, review the planning context and identify any surveys or specialist information that may be needed.

Outcome: a clear brief and strategy before design begins.

Create

This is where we explore the opportunities.

We develop and test layouts, form, materials, natural light and the relationship between spaces, using 2D drawings, 3D modelling and visualisation to help you understand the design.

Where planning permission is required, we prepare and manage the application and coordinate the information needed to support it.

Outcome: a carefully considered design with the necessary consent to move forward.

Detail

Planning drawings are not construction drawings.

Once the design is approved, we develop the technical information required to build the project properly.

This can include Building Regulations information, construction details, coordination with structural engineers and other consultants, specifications and tender information.

For more comprehensive projects, we can also help obtain contractor prices and put the appropriate building contract in place before construction starts.

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.

Construction inevitably involves decisions.

Having the team who designed and detailed the project available throughout the build gives both the client and contractor continuity.

Outcome: professional support and independent oversight through construction.

Do I need to appoint BCAE for every stage?

Not necessarily.

Some clients initially appoint us 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 at the beginning and set out the options clearly within our fee proposal.

However, it is worth remembering that reducing the architectural service doesn't remove the work from the project.

Someone still needs to resolve the details, coordinate consultants, answer contractor queries, 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.

Explore more about our projects and services on bcae-architects.co.uk and see how we can bring your vision to life.

What if my construction budget is below £150,000?

It doesn't automatically mean we can't help.

£150,000 is a useful guide for the type of conventional residential project where our full architectural service generally begins to make most sense.

We will also consider smaller projects where there is:

• a strong architectural idea;

• a particularly interesting existing building or site;

• unusual technical complexity;

• a challenging planning context;

• a high level of bespoke detailing; or

• a client who places particular value on design quality.

  
  

Equally, if the brief is primarily for a straightforward extension or a simple set of planning drawings, we may not be the best fit.

We'd rather be open about that at the beginning than provide a service that doesn't represent good value for the project.

Is an architect worthwhile on a £150,000 project?

We think the better question is:

Can good design make enough difference to justify the fee?

If you're investing £150,000, £200,000 or £250,000 into your home, the decisions made before construction begins influence how effectively that money is spent.

A relatively small change to a layout can transform how you use the house every day.

A poorly considered structural decision can introduce unnecessary construction cost.

An unresolved junction or detail can become an expensive decision on site.

Adding more floor area is not always the best answer.

Part of our role is to help establish where the investment will make the greatest difference.

For some projects, that means more space.

For others, it means better space.

What if my project is considerably larger?

£150,000 isn't an upper limit.

It's closer to the starting point for the type of private residential work we typically undertake.

Our projects range from considered extensions and whole-house transformations through to replacement dwellings, bespoke new homes and complex developments on sensitive sites.

For larger projects, architectural fees generally represent a lower percentage of the construction value because many of the core stages and processes do not increase proportionally with the size of the build.

We've explained this in more detail in our wider guide:

Architect Fees Explained: What Should You Budget for Your Home Project?

Thinking about a project?

If you're planning to make a significant investment in your home, the best place to start is with a conversation.

Tell us about the property, what isn't currently working, what you'd like to achieve and 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.

If the project isn't the right fit for us, we'll tell you that too.

BCAE Architects is a RIBA Chartered architecture and interior design studio based in Euxton and Altrincham, working across Lancashire, Cheshire, Manchester and the wider North West.

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BCAE Architects  

01772 230538 

info@bcae-architects.co.uk 

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Unit 17, Guest House Farm, Runshaw Lane, Euxton, PR7 6HD United Kingdom