Fee Guide - How much does an architect cost?

Before starting any project, it is important to set a realistic budget that includes not just the build costs, but also fees for consultants and the local authority. While building costs are easy to find, professional fees can be harder to pin down.

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To help, we have outlined the three common ways architectural fees are calculated. This will hopefully give you a better idea of what is considered when establishing a fee for any project.

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We often get asked, “How much are your fees?” however because there are so many factors to consider, we are unable to provide an accurate answer without first understanding the details of the project. We recommend having a clear project brief in place before asking for a quote. It does not need to be long just a simple list of key points to help us understand your project in order that an accurate quote can be provided.

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How are Architect Fees Calculated?

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Historically there has been a lot of variation in how architectural fees are structured, but a good architect should provide a clear, straightforward proposal with no surprises. There are generally three ways that a project is priced which we have endeavoured to outline below along with the advantages and disadvantages.

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At Wighton Architects, as members of the Royal Institute of British Architects (RIBA), we follow their guidelines for fair fee structures. These include:

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1. A percentage of construction costs - Typically larger commercial projects

2. A lump sum agreement - The majority of domestic and small commercial projects

3. A time charge agreement - Normally used where there is additional work or unquantifiable work

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In the past, charging a percentage of construction costs was common, but today, many reputable practices prefer time and lump sum agreements. Here is a quick overview of each option, with their pros and cons:

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1. Percentage of Construction Costs

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The traditional method of calculating fees is straightforward: the architect charges a percentage of the initial overall project budget, typically around 8%. In the past, architects often worked with limited project details, and clients, especially public and commercial ones, did not always have a clear vision of what was possible.

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When a client engaged an architect, they’d start with an initial project budget, and the architect would propose a fee based on a percentage of that budget. If the budget changed, the fee would adjust accordingly.

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• Advantages: The main benefit of this method is its simplicity. However, it is outdated and does not account for the unique needs of each project or client.​

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• Disadvantages: We find this approach a bit concerning. The agreements often feel one-sided, putting the architect in a stronger position than the client.​

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The construction industry is constantly evolving, influenced by many factors. This means architects need to be adaptable. If a client enters this type of fee agreement and economic conditions change, costs could rise by 25-30% or even double. This puts the architect in a stronger position, potentially creating tension with the client. Additionally, constantly monitoring and negotiating costs can take away from the creative process for everyone involved.

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2. Lump Sum Agreement

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When a project has a clear brief, it is much easier for us to assess and estimate the time involved. Typically, using an hourly rate, the total time and cost can be proposed, then agreed upon based on the client’s view of the value of the professional input. It is also important for both parties to discuss and agree how a lump sum agreement would be adjusted if the project scope were to change.

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• Advantages: This fee structure offers clarity from the start, setting clear expectations between the client and architect. With a fixed fee, the client can also easily estimate costs for any future work and better manage cash flow based on the agreed terms.​

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• Disadvantages: A potential concern for clients is that a fixed fee might limit the architect's creativity, making the process feel more transactional than advisory. However, this depends on the practice and the people involved.

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You can often get a feel for a practice during your initial discussions which can help identify those that go the extra mile for the project, spending additional time beyond what was initially agreed, without charging the client extra. This is something you can ask about upfront and we would be happy to outline what is deemed acceptable and what would attract additional fees.

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3. Time Charge Agreement

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To coin a current phrase, “it is what it is”

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This approach works well for either a high-budget project where the client wants maximum flexibility, or a project where the scope is still being defined, such as when conducting feasibility studies or assessing what might be achievable.

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These agreements can be broken down into time slots, giving the client clarity on time and fees as work progresses. New fees can be agreed upon before any new work begins or in most cases fees are simply charged based on the time spent.

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• Advantages: This approach offers more flexibility for both the client and architect in how to approach the project. It fosters a strong relationship built on trust and respect, as expected by the RIBA Code of Conduct. Time charge agreements are straightforward, allow for quick turnarounds, and are billed based on actual time used.​

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• Disadvantages: The open-ended nature of this method means it relies heavily on clear communication between both parties to avoid misunderstandings or unexpected fees.

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Fees can vary greatly between architects and practices, depending on factors such as the size of the team and the level of drawings and images created. There is not a standard industry fee, and each project is unique, so fees will reflect its specific requirements.

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When choosing an architect, consider both the person and the practice. If you are working with a tight budget, ask about their current workload and expected timelines. Avoid hiring an architect or practice that wins projects mainly based on cost but struggles to meet deadlines or deliver quality work.

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Do Architect Fee Structures Matter?

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Working with an architect should be seen as an investment, especially if you find one you connect with. A skilled practice brings creativity, flexibility, and valuable experience that can help save on build costs and design details.

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Before making a final decision, make sure you fully understand how the fees are structured and any changes are handled during the design process.

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Our fees are tailored to each project, using a mix of lump sum and time charge agreements depending on the client and project. This approach gives clients confidence in our work while managing costs and risks. Clear communication is key, and we always discuss and get approval before charging for time.

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Fee Guide

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As clarified above fees can be calculated in a number of ways. We are often asked how much our fees are however until we understand the site and brief it is impossible to give an accurate estimate. We do however pride ourselves on being open and honest and are happy to discuss any fees.

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Below is a guide which shows the level of fees for a planning application, broken down into a series of bands. Alongside this we have outlined some key factors which impact the extent of work and therefore the fee and subsequent band your project might fall into. These fees are not definitive but are meant as a guide only.

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BAND 1 - £750 - £2,000 + VAT

• Simple single or double storey domestic extensions

• Small commercial

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BAND 2 - £2,000 - £5,000 + VAT

• Large extensions and internal remodel

• A simple typical new build house with maybe one significant constraint

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BAND 3 - £5,000 upwards + VAT

• Large luxury dwelling

• Multiple unit scheme

• Site with multiple significant constraints

Significant constraints which can affect which band your project falls into are;

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• Listed Buildings or heritage assets

• Sites within Green Belt Land

• Sites within conservation areas

• Repurposing of existing buildings

• Sites with historic planning refusals

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If you are interested in discussing your project with us, please do not hesitate to get in touch by reaching us via the contact form below, email: info@wightonarchitects.com or by phone: 0113 8330833