How much does an architect cost?
The short answer
For domestic work: fixed fees of roughly £1,400 to £3,200 for a measured survey and planning drawings; around 3% to 5% of build cost to take a design through planning; and 8% to 12% for full service from first sketches to site visits during the build. On a £75,000 extension, full service means roughly £6,000 to £9,000 - and the comparisons only work when quotes cover the same stages.
The three ways architects charge
Fixed fees suit defined packages - survey plus planning drawings is the classic. Clean, comparable, and fine for simple projects.
Percentage of build cost is the convention for fuller involvement, because design effort tracks project scale. The percentages taper as budgets rise: designing a £300,000 project isn't four times the work of a £75,000 one.
Hourly rates appear for advice, feasibility and the awkward bits between stages - commonly £60 to £120+ depending on seniority and region. Fine for an hour of "is this idea sane?"; ask for a cap on anything open-ended.
| Service | Typical fee | On a £75k extension |
|---|---|---|
| Planning drawings only | £1,400 - £3,200 fixed | £1,400 - £3,200 |
| Design to planning permission | 3% - 5% of build cost | £2,250 - £3,750 |
| Full service to completion | 8% - 12% of build cost | £6,000 - £9,000 |
Model your own budget and scope in the architect fee calculator.
What moves fees within the ranges
Complexity above size: structural gymnastics, basement digs, awkward sites and listed buildings all mean more design time per square metre. Planning difficulty - conservation areas and non-standard designs bring iterations. And the practice itself: a sole practitioner's 8% and a name studio's 12% both exist for reasons; the question is which fits your project's ambition. For straightforward extensions, a technologist or designer may deliver the drawings at lower cost again.
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Compare architect quotesCommon questions
Can I convert a percentage fee to a fixed fee?
Often, once scope and budget are agreed - many practices will fix the fee at that point if asked. It swaps their upside for your certainty, which suits both sides on well-defined domestic work.
Is VAT included in these figures?
Quotes from VAT-registered practices add 20% unless stated otherwise - most established firms are registered. Always confirm whether a quote is inclusive; it's the easiest £1,000 misunderstanding in the process.
Do architect fees include the structural engineer?
Usually not - structural calculations are a separate appointment, commonly a few hundred to over a thousand pounds depending on the design. Architects coordinate with engineers; ask whose fee covers that coordination time.
Are fees negotiable?
Scope is more negotiable than rate: trimming the service (drawings to planning, then a builder-led build) moves the bill far more than haggling percentage points. Cutting design time on a complex project is the false economy.
Sources and further reading