Understanding Architects' Fees in 2025
How They Work and What to Expect
The work you do to your home is often one of the biggest financial commitments you’ll make, so it’s essential to feel confident that you’re being treated fairly and getting real value for your money. Understandably, all clients want clarity on how much an architect will cost and how fees are structured and how they the client can get the best value from the process.
In this blog post, we delve deep into the history of architects fees, how fees are calculated, the different methods of calculating them and how you as the client can get the best value from your architect. This post is a long read but we’ve broken it up into sections, so feel free to skip through to the parts that interest you most.
As a highly bespoke suite of services, architectural fees aren’t one-size-fits-all. Instead, they reflect the expertise, time, and meticulous attention to detail required to deliver a successful project. While each project will need to follow the same sequence, the components of the service offered will vary depending on the scope of project’s design as well as the level of input the client requires from the architect.
In this post we hope to clarify the process. We split out the various methods to calculate fees and the pros and cons of each way of calculating fee. However, whichever fee structure you choose and feel most comfortable with, the total architectural fee by the end of the project is likely to be similar. This is because the amount of work required doesn’t change, an architect still needs to dedicate the necessary hours to design, coordination, and problem-solving. Ultimately, like any professional service, an architect’s fees reflect the time and expertise needed to deliver a successful project.
Within our practice our unique selling point is that, we focus on providing a tailored, high-end, full service bespoke for each client and project and useful particularly to those navigating the complexities of heritage properties, listed building consents, and luxury home extensions and refurbishments within prime central London.
The history of Architect’s fees in the UK
There was a time when working out architects’ fees in the UK was straightforward. The Royal Institute of British Architects (RIBA) had a standard fee scale that all registered architects were required to follow, meaning clients chose their architect based on expertise and availability rather than cost. Fees were set as a percentage of the construction cost, adjusted according to the project’s size and complexity.
These fee scales were mandatory until 1982, advisory until 1992, and finally abolished in 2009. While this system provided consistency, it also meant architects couldn’t lower their fees or offer more competitive pricing.
Below are images showing excerpts from the final RIBA fee scales version that was abolished in 2009. Residential projects for flats or houses for individual clients were classified as the Class 5 type; the one that required the most input and came with the highest percentage fee ranging from 17% to 10%. While this chart is no longer advocated by the RIBA due to competition law, the classification does give an insight into the increasing levels of complexities of projects based on the building’s function. While the fee scale no longer exists the logic that was used to create this scale still makes sense today.
Today, the lack of a fixed fee scale means the process can feel more opaque, but it also allows for greater flexibility. Clients now have more choice, and with careful research, it’s possible to find an architect who offers the right balance of expertise, service, and value for money.
Architects’ fees in the UK are typically structured in one of three ways:
Percentage of construction cost
Fixed lump sum
Hourly or time-based charges
Each approach has its pros and cons, and the right choice depends on the scope and complexity of the project. Below, we’ll outline how these fee structures work, what to consider, and how fees vary based on project type. At Nancy Gouldstone Architects we usually offer a hybrid of lump sum and time charge to offer our clients transparency and control over their running costs on a project.
Percentage-Based Fees
Many architects charge a percentage of the construction cost, which provides clients with a reasonable estimate of total fees while allowing for flexibility if the project scope changes. This percentage is based on the build cost (excluding VAT and professional fees) because it generally reflects the level of work required from the architect.
If the construction cost changes significantly, the architect’s fee adjusts accordingly. This ensures fairness, as larger or more complex projects naturally require more design work and oversight. These fees are usually paid in instalments at key project stages.
A common concern is whether this model incentivises architects to increase construction costs. However, architects are bound by professional codes of conduct, such as those set by the Architects Registration Board (ARB), which require them to act with integrity and in their client’s best interests.
Pros:
Provides a reasonable estimate of total fees.
Adapts to project complexity.
Ensures fairness for larger projects requiring more oversight.
Cons:
Costs can fluctuate if the construction budget changes.
Some clients worry this incentivises architects to increase construction costs—however, architects are bound by ARB professional conduct to act in their client's best interests.
Fixed Lump Sum Fees
A fixed fee is based on a clearly defined scope of work and remains unchanged unless the brief is significantly altered. This option works well for straightforward projects with little risk of change, as it gives clients cost certainty from the outset. However, if additional work is required, the architect will need to renegotiate the fee.
Pros:
Certainty over costs.
Ideal for straightforward projects with little risk of change.
Cons:
Less flexibility for evolving project requirements.
Unforeseen complexities will require additional fees.
Time-Based Fees (Hourly Rate)
Probably the easiest to understand - this is a method commonly used by other professionals such as lawyers and also by tradesmen such as plumbers or electricians charging by the hour offers a transparent way to compensate the time taken to undertake a task. . Some architects also offer this model for ongoing consultation, where clients can ‘pay as they go.’ Because time-based fees don’t provide a clear cost estimate upfront, architects will typically give a projected number of hours or agree on a cap.
Pros:
Pay-as-you-go flexibility.
Good for limited-scope work to ensure full transparency over work being done.
Cons:
Harder to predict total costs.
Requires close monitoring of time spent and more paperwork to review.
Hybrid fee structure:
The right fee structure depends on your project, priorities, and the level of certainty you wish to have. In our experience, and the way that our clients have been most happy with at Nancy Gouldstone Architects is a hybrid approach—combining fixed fees for predictable portions of the work that we as professionals can accurately quantify - sets of drawing packages for example and time-based charges where flexibility is needed for example, client meeting time or liaising time with other consultants—offers the best balance of cost-effectiveness and transparency.
Some stages of a project follow a clear scope. Others if clients wish to explore multiple options can be more open ended and unpredictable. We set out all eventualities so that our clients are clear in advance on what costs lie ahead dependent on the choices they wish to make. By blending these fee structures, our clients gain a better understanding of where costs might fluctuate, ensuring there are no surprises along the way.
This method also allows for greater confidence in the process, with clear communication at every stage. We ensure that no additional charges are incurred without prior discussion and approval, keeping costs transparent and aligned with your project’s needs.
Other Factors That Influence Fees
Larger projects tend to have lower percentage fees – The percentage reduces as the project budget increases, as there are efficiencies in scale.
VAT is chargeable on architects' fees – Unlike new-build construction (which may be VAT-exempt), professional fees always incur VAT.
Expenses and disbursements – Clients usually cover additional costs such as printing, postage, travel, and planning application fees.
Typical Fees for Residential Projects
Private homes are among the most time-intensive projects for architects. They are highly bespoke, requiring detailed design work and significant client involvement. Below is an outline of how fees typically compare across different types of residential projects:
New Build Homes – Typical Architects’ Fees
New homes on vacant plots are generally the most straightforward residential projects for an architect, as there are no existing structures to work around. This means they typically attract lower percentage-based fees compared to extensions or listed building projects. However, fees still reflect the complexity of the design, site constraints, and level of service required.
For clients commissioning a bespoke residence, the process is streamlined yet deeply considered, ensuring every detail reflects their vision. Unlike renovations, new builds avoid the complexities of working within an existing structure, but still require a high level of architectural expertise to optimise layouts, integrate high-quality materials, and navigate planning policies.
Please note that at NGA our proposals are bespoke to each project and we may be able to offer lower rates than the below items but this would be assessed individually based on your requirements as a client as to how much client time you will require with us and also on the extent of the services you wish to include.
New build Estimated Architects’ Fees for a Full Service (RIBA Stages 1-6):
£750,000 budget → 9%
£1 million budget → 8.5%
£1.5 million budget → 8%
£2 million budget → 7.5%
£3 million budget → 7%
£5 million+ budget → 6%
These percentages reflect the level of detailing, planning complexity, and bespoke finishes required. For clients seeking a turnkey service, our approach ensures end-to-end project management, from concept to completion.
These percentages are indicative and can vary depending on the level of bespoke detailing, planning complexity, and whether additional services such as interior design or landscaping are included. While VAT is typically not payable on the construction cost of a new-build home, architects' fees and other consultant costs are subject to VAT.
While construction itself may be VAT-exempt, all professional fees remain subject to VAT.
Extensions & Loft Conversions – Typical Architects’ Fees
Our Islington townhouse project involved a loft conversion mansard roof extension
Working with existing buildings introduces a higher level of complexity compared to new builds. Structural alterations, site constraints, heritage considerations, and the integration of old and new materials all increase the level of detail and coordination required. These projects often involve significant interior remodelling, making them more time-intensive and requiring close collaboration with engineers and contractors.
For clients expanding their prime London home, particularly in conservation areas, projects demand a high level of precision and planning expertise. Our experience in securing planning permission for period properties ensures a smooth process, while our architect-led project management reduces stress and complexity.
Estimated Architects’ Fees for a Full Service (RIBA Stages 1-6):
While at NGA we use a hybrid fixed and time charge basis to calculate our fees in a tailored way for each project rather than percentage based, we can advise on the following approximate calculations for fees as ball park figures. Please note we may be able to offer lower rates than the below items but this would be assessed individually based on your requirements as a client as to how much client time you will require with us and also on the extent of the services you wish to include.
Extensions & Loft conversions- Estimated Architects’ Fees for a Full Service (RIBA Stages 1-6):
£600,000 budget → 12%
£1 million budget → 11%
£2 million budget → 10%
£4 million budget → 9%
£5 million+ budget → 8%
These fees reflect the additional design complexity, time commitment, and problem-solving required for projects involving existing structures, particularly where period properties, listed buildings, or constrained urban sites are concerned.
Listed buildings and projects requiring significant structural interventions may attract even higher fees.
Listed Buildings & Basement projects – Typical Architects’ Fees
These projects require specialist conservation expertise and intricate planning negotiation. Whether restoring a Grade II listed home or excavating a luxury basement in a constrained urban site, we navigate the strict planning regulations and technical complexities to deliver an exquisite final result.
Working with listed buildings is a highly specialised area of architecture, requiring deep conservation knowledge and careful negotiation with planning authorities. Unlike standard projects, these involve listed building consent in addition to regular planning permissions, meaning more time spent on research, coordination with conservation officers, and precise detailing to meet heritage requirements. Every intervention must be justified, with materials and construction methods carefully selected to respect the building’s historic fabric.
Due to the added complexities, fees for listed buildings tend to be higher than those for conventional refurbishments. The additional time required for heritage assessments, specialist reports, and bespoke detailing means a more intensive design and approval process.
Basement Projects
Similarly, basement projects—particularly in London—are some of the most challenging and tightly regulated architectural projects. Local authorities have introduced strict planning policies to mitigate risks associated with excavation, structural stability, and groundwater management.
A successful basement design requires extensive technical coordination with structural engineers, geotechnical consultants, and party wall surveyors. The process can also involve complex negotiations with planning officers, especially in conservation areas. Given these factors, the time required for design, planning, and execution is significantly greater than for above-ground extensions, which is reflected in the fee structure.
For both listed buildings and basement projects, fees are higher due to the additional expertise, extended planning periods, and intricate design detailing required. These projects demand experienced architects with specialist knowledge to navigate the complex approvals process while ensuring a high quality and sensitive architectural outcome.
Please note we may be able to offer lower rates than the below items but this would be assessed individually based on your requirements as a client as to how much client time you will require with us and also on the extent of the services you wish to include.
Listed buildings & Basements - Estimated Architects’ Fees for a Full Service (RIBA Stages 1-6):
£600,000 budget → 15%
£1 million budget → 14%
£2 million budget → 13%
£4 million budget → 12%
£5 million+ budget → 11%
Why Are architectural fees relating to Listed Building and Basement projects higher?
Specialist expertise required – Architects must have an in-depth understanding of traditional materials, conservation techniques, and historic construction methods for listed buildings. For basements, expertise in excavation, structural reinforcement, and waterproofing is essential to ensure the project is safe and technically sound.
Longer planning process – Securing Listed Building Consent (LBC) often takes significantly longer than standard planning permission due to the level of scrutiny involved. Basement applications, particularly in London, are also subject to rigorous planning policies and often require detailed impact assessments, structural reports, and extensive negotiations with local authorities.
Detailed craftsmanship – Retrofitting period properties requires meticulous design, custom detailing, and often handcrafted elements to match the existing historic fabric. Similarly, basement projects demand precision in integrating new underground spaces seamlessly with the original structure while managing structural loads and waterproofing.
Stricter regulations – Listed buildings have limitations on what can be altered, requiring careful negotiation with planning officers, heritage bodies, and conservation experts. For basements, constraints imposed by local councils often restrict depth, construction methods, and potential impact on neighbouring properties, adding further complexity.
Unexpected site conditions – Old buildings hold many secrets regarding how they were originally constructed and altered over time. Surprises such as concealed structural weaknesses, undocumented modifications, or fragile historic fabric demand a higher level of architectural involvement to ensure the project progresses safely. Basements also carry significant risks, including groundwater issues, unstable soil conditions, and complex party wall considerations, all of which require careful oversight and expert coordination.
These factors make listed building and basement projects more challenging and time intensive, which is reflected in the higher architectural fees.
Fees for Planning Applications Only
Some clients appoint an architect solely to obtain planning permission before selling a property or securing further funding. In this case, fees are typically around 30% of a full-service fee. For example, on a £500,000 project with a 12% total fee, the planning stage might cost £18,000 + VAT.
Fees for ‘Plans Only’ Services
A 'plans only' service covers the detailed design and technical drawings required for construction but excludes site involvement and contract administration. This option is suited to clients who want a fully designed scheme but plan to manage the build themselves or appoint their own project manager.
As a rule of thumb, fees for a ‘plans only’ service are typically around 70% of a full-service fee.
For example, on a £600,000 project with a 15% full-service fee, the cost up to this stage would be approximately £63,000 + VAT.
We tend not to work on projects in this capacity as we like to be responsible for the full life cycle of a design project to ensure it is correctly implemented at construction stage by the builder and so that we can ensure our clients have the best outcome. However, for experienced clients or developers this can be a good option on some occasions
How an Architect Saves You Time, Money, and Stress
A well-designed home doesn’t just improve your quality of life—it can also add significant value to your property. From optimising space to securing planning permission for ambitious extensions and specifying high-quality, low-maintenance materials, an experienced architect helps you make informed decisions that save money, streamline the process, and ensure a high-quality outcome.
Saves Your Precious Time
You have a demanding job and a busy family life. We take on the complexity of the project so you can focus on what matters most, knowing that every stage—from design to construction—is being managed efficiently and to the highest standard.
Makes the Most of Your Space
Moving house is costly and disruptive. We find smart ways to reconfigure your existing home, maximising its potential so you can gain more usable space without the need for a move.
Navigates the Planning Process with Confidence
Securing planning permission—especially for ambitious projects—can be complex. We handle the applications and negotiations, increasing your chances of approval while ensuring your vision is realised.
Reduces Long-Term Maintenance Costs
We specify durable, high-quality materials that stand the test of time, minimising ongoing maintenance and replacement costs.
Achieves Cost Certainty from the Start
By fully designing and specifying your project, we enable builders to provide more accurate quotes, reducing unexpected costs and ensuring your budget stays on track.
Prevents Expensive Mistakes and Delays
Managing a construction project requires constant oversight. We coordinate every detail, working with contractors to avoid errors and delays that could increase costs.
Lowers Your Home’s Running Costs
Through thoughtful design and material choices, we create energy-efficient homes that reduce heating, cooling, and maintenance expenses—saving you money in the long run.
How to Keep Architects' Fees Under Control
Architects’ fees reflect the time and expertise needed to bring a project to life, but there are ways to avoid unnecessary costs while still getting the best out of your architect. Here’s how:
1. Make All Key Decisions Before Construction Starts
One of the biggest ways to keep fees down is to finalise your design, materials, and specifications before builders get on site. Changing things later often means more drawings, more coordination, and sometimes even reapplying for planning permission—all of which add extra costs. The more decisions you make early on (and stick to), the smoother and more cost-effective the process will be.
2. Be Clear on What You Want from the Start
A well-thought-out brief saves a lot of back and forth later. If you change your mind halfway through—whether it’s adding extra rooms, swapping materials, or adjusting layouts—it can mean extra design work and additional fees. Spend time refining your brief with your architect at the beginning to avoid costly changes down the line.
3. Don’t Make Decisions in Dribs and Drabs
Choosing materials, fittings, or layouts bit by bit can lead to inefficiencies. If decisions are made too late, it might mean revisiting previous designs, delaying the project, or even requiring new planning approvals. A big-picture approach from the outset will help you avoid unnecessary revisions (and extra costs).
4. Pick the Right Level of Architectural Service for Your Needs
Different levels of service come with different costs. A full service—where your architect oversees everything from design to completion—offers the most support but may not be necessary for every project. If you’re comfortable managing some aspects yourself, a design-only or planning-stage service could be a more budget-friendly option. Just keep in mind that cutting back on architectural input could mean unexpected costs during construction.
5. Streamline Meetings and Site Visits
Most architects set a limit on the number of meetings and site visits included in their fee. If extra ones are needed, they’ll likely be chargeable. To keep costs down, try to consolidate questions and decisions into scheduled meetings rather than adding ad-hoc catch-ups. Being organised and decisive makes a big difference!
6. Bring in Additional Consultants at the Right Time
If you plan to appoint your own consultants—such as lighting designers, audio-visual specialists, or kitchen planners—it’s best to do this at the start. This allows your architect to clearly define roles and outline how information needs to be provided and reviewed. As the lead designer, your architect is responsible for coordinating the entire project, ensuring that all elements work together seamlessly. Every additional consultant brings another layer of information that must be checked and integrated to prevent clashes with the wider design. Bringing them in late or without full coordination can add significant extra work for the architect—leading to higher fees.
7. Don’t Cut Corners When Choosing a Contractor
It can be tempting to go with the cheapest builder, but this often ends up costing more in the long run. A contractor who lacks experience, is disorganised, or works to a poor standard will generate far more work for your architect—whether that’s answering constant queries, resolving mistakes, producing extra information, or carrying out additional inspections. This additional workload will naturally lead to higher architectural fees. Letting your architect guide the contractor selection process ensures that you choose a builder who is capable, reliable, and aligned with the project’s quality expectations, ultimately saving time, money, and stress.
By planning ahead, making decisions early, and staying organised, you can keep architects’ fees under control while ensuring a successful project.
Choosing your Architect
Beyond cost considerations, architecture is a long and detailed process. Choosing an architect whose work you admire, and who you feel comfortable collaborating with, is just as important as the fee structure itself.
Over the course of your project there will be some periods where you will be spending more time with your architect than with many of your closest friends, so it's essential to find someone you genuinely like and, most importantly, trust professionally. A strong, professional relationship built on trust allows you to focus on the bigger picture while your architect handles the details.
We generally find that when there’s a strong fit between us and our clients, we’re usually able to tailor our fees to work within their budget.
If you're planning a high-end renovation, listed building project, or new home, we'd love to discuss how we can bring your vision to life, please do get in contact.