Architect fees in the UK are typically 5% to 12% of the total build cost, or around £50–£100 per hour. For a fixed fee, planning drawings for a single-storey extension usually cost £1,000–£2,500, building regulations and construction drawings £3,000–£5,000, and a full service through to handover £5,000–£7,500.
This guide explains how architects charge, typical fees by project type, how fees are split across project stages, and the other professional costs to budget for.
Architect Fees UK 2026: Quick Summary
| How the architect charges | Typical fee |
|---|---|
| Percentage of build cost | 5% – 12% (wider range 3% – 15%) |
| Hourly rate | £50 – £100 per hour |
| Fixed fee, extension planning drawings | £1,000 – £3,500 |
| Fixed fee, extension building regs drawings | £3,000 – £7,000 |
| Fixed fee, full service to handover | £5,000 – £15,000 |
Figures are based on published UK cost guides (sources listed at the end). Most guides do not say whether VAT is included, so always ask for a fee proposal that shows VAT separately. Fees in London and the South East are typically around 10% higher.
How Much Does an Architect Cost in the UK?
Most UK architects charge between 5% and 12% of the construction cost for their services. For example, on a £60,000 extension, that would be roughly £3,000–£7,200. The percentage tends to be higher on small or complex projects and lower on larger, simpler builds. Some architects charge by the hour instead, typically £50–£100 per hour, while many offer a fixed fee for each stage of work.
How Do Architects Charge?
- Percentage fee: a share of the total build cost. Common for full-service projects where the architect stays involved until completion.
- Fixed (lump sum) fee: an agreed price for a defined scope, such as planning drawings only. This is the most common option for homeowners.
- Hourly rate: usually £50–£100 per hour, often with a minimum and maximum agreed in advance. Useful for advice, surveys or small changes.
There is no official fee scale. The RIBA (Royal Institute of British Architects) stopped publishing recommended fees in 2009, so fees are set by each practice.
Architect Fees for a House Extension
| Service | Single-storey extension | Double-storey extension |
|---|---|---|
| Planning application drawings | £1,000 – £2,500 | £2,000 – £3,500 |
| Building regs and construction drawings | £3,000 – £5,000 | £4,000 – £7,000 |
| Full service to handover | £5,000 – £7,500 | £6,000 – £11,000 |
"Full service" usually includes design, planning and building regulations drawings, tender support and construction-stage visits through to completion. To see what the build itself may cost, read our house extension cost guide.
Architect Fees for a Loft Conversion
For a loft conversion, planning drawings typically cost £900–£1,500, while planning and building regulations drawings together cost around £1,400–£2,000. Many loft conversions fall under permitted development and only need building regulations drawings. See our loft conversion cost guide for build prices.
Architect Fees for a New Build House
| Service | Typical fee |
|---|---|
| Planning application drawings | £3,000 – £5,000 |
| Building regs and construction drawings | £5,000 – £7,000 |
| Full service to handover | £9,000 – £15,000 |
For larger or bespoke homes, architects more often charge a percentage of the build cost, so total fees can be much higher.
How Are Architect Fees Split Across Project Stages?
Architects in the UK often work to the RIBA Plan of Work, which divides a project into stages from brief and concept design through to handover. For a full service, a typical payment split is:
| Stage | Share of total fee |
|---|---|
| Feasibility, concept and developed design, and planning application | around 35% |
| Technical design and tender | around 35% |
| Construction to handover | around 30% |
This means you can often appoint an architect for the early stages only, such as planning, and decide later whether you need them on site.
Architect vs Architectural Technologist: Which Is Cheaper?
An architectural technologist is usually cheaper than an architect and is well suited to straightforward projects such as extensions and loft conversions. As a guide, a technologist typically charges around £1,750 for single-storey extension planning drawings and around £4,000 for building regulations drawings (plus VAT).
- Architects must be registered with the ARB (Architects Registration Board) to use the title "architect". They are often the best choice for complex, high-design or listed-building projects.
- Architectural technologists are often members of CIAT and focus on technical design and building regulations.
- Architectural designers and drafting services can produce planning and building regulations drawings for simpler projects at a lower cost.
Other Costs to Budget for Alongside Architect Fees
| Item | Typical cost |
|---|---|
| Householder planning application fee (England, 2026–27) | around £548 |
| Prior approval for a larger home extension | around £249 |
| Structural engineer | £50 – £90 per hour |
| Building survey | £200 – £2,000 |
| Building control (plan and inspection charges) | varies by council or approved inspector |
You may also need a party wall surveyor, a measured survey, or specialist reports such as tree, bat or flood surveys depending on the site.
What Affects Architect Fees?
- Scope of service: planning drawings only is much cheaper than a full service to handover.
- Size and complexity: bespoke designs, basements and difficult sites take more time.
- Location: London and the South East are typically around 10% more expensive.
- Experience: well-known practices charge more.
- Planning risk: conservation areas, listed buildings and refused applications add work.
How to Save Money on Architect Fees
- Write a clear brief before you start, so the design does not change repeatedly.
- Use an architectural technologist or drafting service for simpler projects.
- Appoint for the stages you need, such as planning and building regulations drawings only.
- Get a written fee proposal from at least three practices that shows what is included and excluded.
- Get an accurate cost estimate early, so you do not pay for a design you cannot afford to build.
Drawings and Estimates from Nextron Estimating
At Nextron Estimating, we prepare drawings and detailed cost estimates for UK homeowners, builders and contractors.
- Planning drawings: for your planning or permitted development application
- Building regulations drawings: for Building Control approval
- House extension design and loft conversion design
- House extension estimating: an itemised price from your drawings
Frequently Asked Questions
How much does an architect cost in the UK?
Typically 5%–12% of the build cost, £50–£100 per hour, or a fixed fee from around £1,000 for simple planning drawings.
How much are architect fees for a house extension?
Around £1,000–£3,500 for planning drawings, £3,000–£7,000 for building regulations drawings, and £5,000–£11,000 for a full service, depending on whether it is single or double storey.
What percentage do architects charge in the UK?
Most charge 5%–12% of the construction cost, although the full range is around 3%–15%.
Do architect fees include VAT?
Not always. Many quoted fees exclude VAT, so check the fee proposal.
Is the planning application fee included in architect fees?
Usually not. The fee is paid to the council, though some architects pay it on your behalf and add it to their invoice.
Is an architectural technologist cheaper than an architect?
Usually yes, and technologists are a good option for extensions, loft conversions and building regulations drawings.
Do I need an architect for an extension?
No, it is not a legal requirement. You need suitable drawings for planning and building regulations, which can be prepared by an architect, technologist or experienced designer.
Sources
- Checkatrade: How much does an architect cost?
- HOA: Architect fees guide
- Hounslow Council: Planning fee schedule 2026 to 2027
Need Drawings or a Cost Estimate?
Tell us about your project and we will quote for planning drawings, building regulations drawings or a detailed cost estimate. If you want to see our format first, ask for a free sample.
Call us on +44 7576 532125, or email info@nextronestimating.co.uk.
