HOW MUCH DOES AN ARCHITECT COST AND HOW MUCH SHOULD YOU BUDGET FOR PROFESSIONAL FEES?
- RRuddick
- Sep 11
- 5 min read
Updated: Sep 17
Planning a new build, extension, loft conversion or renovation can be daunting.
Understandably, a common question we are asked is, how much does an architect cost AND how much should you budget of professional fees?
A key cost to factor in is your architect’s and other professional fees.
This blog will guide you through typical ranges based on recent UK data, and provide North of England context, but let's start with why hiring an architect in the first place matters.
Why Paying for an Architect Makes Sense
Architects add significant value by:
Providing design expertise, maximising site potential, energy efficiency and long-term value
Navigating planning and building control, reducing risk and errors
Ensuring build quality, cost control, and smoother project delivery
Architects can act as your project manager, advising on the best route to achieve your aspirations, as well as dealing with all consultants on your behalf, making the project easy as possible for you.
Architects can act as your Principal Designer and take care of your health and safety obligation under the CDM regulation 2015.
Quality control: Your architect checks that the work matches the drawings and is being done to the right standard. If something’s off, they can catch it early.
Problem-solving: If issues come up on site (they often do), your architect can step in quickly with practical solutions, saving time, money, and stress.
Clarity for the builder: Architects help answer questions from the contractor and make sure everyone’s on the same page.
Protecting your interests: They act as your representative, making sure the builder sticks to the agreed plan and that you’re only paying for work that’s been properly done.
Fees are relatively small compared to total project costs and can yield rewards in value, enjoyment and reduced stress.
People spend their life savings building their dream home or renovating, why wouldn’t they invest in a qualified architect?
ARB (Architects Registration Board):
Registration with the ARB is legally required to use the title ‘architect’ in the UK. It ensures minimum standards of qualification, conduct and professional accountability.
You should always check that your architect is fully registered with the ARB.
You can search the register here - architects-register.org.uk
RIBA Chartered Architect:
Chartered status assures high professional standards, rigorous contract management and access to continuing development and guidance
Choosing a RIBA chartered architect offers assurance of professionalism, expertise and adherence to high ethical standards
What Do Architects Charge?
The BIG question!
Architects can charge in different ways, but the most common options are:
Percentage of the build cost – usually between 5% and 15%, depending on the size and complexity of your project
Fixed fee – often used for clearly defined work such as planning drawings
Hourly rate – usually between £80 and £125 an hour, though senior consultants may charge more
For example, if you are spending £200,000 on an extension, you might expect to pay somewhere between £10,000 and £20,000 in architect’s fees for a full service that takes you from initial design through to completion.
Smaller packages such as drawings for a planning application may cost between £2,000 and £5,000.
Typical Fee Ranges: Percentages and Examples Range across sources (UK wide):
Common percentage range: 5% to 15% of construction cost
Variations: 4% to 16% depending on complexity
Some older or broader estimates even range 7% to 20%
By project type:
Project Type | £150k | £300k | £500k | £1m |
New build | 13% | 11% | 10% | 8% |
Extensions / basements / lofts | 15% | 12% | 11% | 9% |
Listed buildings | 17% | 16% | 15% | 14% |
Other UK data:
RIBA guidelines: 5%–8% for concept and planning only, 10%–15% for full architectural service
Checkatrade: 5%–12% of total build cost
Example practices: new builds 7.5%–9.5%, extensions/conversions 11.5%–14%
Fixed Fees and Hourly Rates
Flat fees:
Single storey extension planning application: £1,750–£3,500
New build planning application: £4,000–£9,000
Full service (planning, regulations, drawings, tender, support to handover): £9,000–£15,000
Hourly rates:
Typically £80–£125 per hour across the UK
For senior consultants, £125-150 per hour is common
Fees by Region: The North of England
Fees vary across the country. London and the South East tend to be the most expensive, while in the North of England costs are usually a little lower. A sensible allowance in the North would be:
5% to 8% for early design and planning
8% to 12% for full architectural service from design to completion
12% to 15% for complex projects such as listed buildings or tricky sites
Other Consultants to Consider
In addition to architects, most projects will also require input from other professionals. These may include:
Structural Engineers – Essential for calculating loads and ensuring the safety of structural elements. Typical costs range from £500–£1,500 for a domestic extension, depending on project complexity.
Geotechnical Engineers – Provide ground investigations, soil testing and foundation design advice. Often required for new builds, basements or sites with challenging ground conditions.
Party Wall Surveyors – Required where work affects shared or neighbouring structures under the Party Wall Act. Fees typically range from £700–£1,500 per surveyor, and both parties may appoint separate professionals.
Quantity Surveyors (QS) – Advise on cost management, tendering and financial control throughout the project. They can provide cost plans at early design stages and ongoing monitoring during construction. Fees are usually 1%–3% of build cost, or fixed rates for cost plans.
Building Control Inspectors – Can be appointed independently (Approved Inspectors) or via the local authority to check compliance with regulations. Fees vary by project scale, often £1,000–£3,000 for domestic builds.
Specialist Consultants – Depending on scope, clients may need energy assessors, acoustic consultants, heritage specialists or environmental or ecology consultants.
Factoring in these consultants early will help avoid budget surprises and ensure smooth project delivery. Fortunately, we can act as your project manager and one stop shop, gaining quotes from and managing all consultants for you.
Other Costs You Should Expect
Fees are just one part of the professional costs. You should also allow for:
VAT on top of most professional fees
Planning application fees charged by your local authority
Building control fees to ensure compliance with regulations
Disbursements such as surveys, mapping data and the likes.
Suggested Consumer Budget Guidance (North of England focus)
Project Type / Level of Service | Suggested Fee Range |
Conceptual design / planning only | 5%–8% of construction cost |
Full service (design to completion) | 8%–12% (typical) |
Complex or listed heritage projects | 12%–16% |
Fixed fee for planning drawings alone | £3,000–£5,000 |
Hourly consultation or feasibility study | £80–£150 per hour |
Conclusion
Architectural fees should not be seen as an extra cost, but as part of securing a successful project. In the North of England, budgeting typically means allowing 5%–12% of construction cost for full service, with adjustments depending on scope and complexity.
Selecting a RIBA chartered or ARB registered architect brings reliability, transparency and accountability – qualities worth budgeting for.
Download our Project Planning Pack here
We hope that you choose to work with us, but always check any other architect is properly qualified. The ARB Register provides a list of all fully qualified architects – if they aren’t on this list, they are not an architect.
Get in touch to start your journey today!
© This article and all content is copyright of Richard Ruddick Architecture Limited and shall not be copied, adapted or reproduced in any way.
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