Architect fees in the UK (2026): what architects charge and when
3 min
7
September 2026
Key figures in this guide
One-minute decision
What are you trying to work out?
Use the checker first, then turn the result into a clearer brief before speaking to professionals.
Open the checkerUK architects charge either a percentage of the build cost, typically 6 - 12 per cent for a full service in 2026, or a fixed fee per stage. For a £120,000 extension that is roughly £7,000 - £14,500 across the whole job, and around £2,500 - £5,000 if you only want design and a planning application.
Fees follow the RIBA work stages, so you can buy as much or as little as you need. Most homeowners doing an extension buy design plus planning, then decide later whether to pay for technical drawings and site involvement.
Architect fees by service in 2026
| Service | Typical 2026 fee | What you get |
|---|---|---|
| Feasibility visit and sketch options | £600 - £1,800 | Measured survey review, two or three layout options |
| Design and planning application | £2,500 - £5,500 | Drawings, planning forms, submission and dealing with the council |
| Building regulations package | £2,000 - £4,500 | Technical drawings and specification for building control and pricing |
| Tender and builder selection | £1,200 - £3,000 | Tender pack, quote comparison, recommendation |
| Site inspections and contract administration | £2,500 - £8,000 | Monthly visits, valuations, instructions, snagging |
| Full service, all stages | 6 - 12 per cent of build cost | Everything above as one appointment |
Architect fees by project size
| Project | 2026 build cost | Full architect fee | Planning only |
|---|---|---|---|
| Small single-storey extension | £45,000 - £75,000 | £4,500 - £8,500 | £2,200 - £3,500 |
| Large rear or wraparound extension | £90,000 - £180,000 | £8,000 - £18,000 | £3,000 - £5,500 |
| Loft conversion | £48,000 - £95,000 | £4,500 - £10,000 | £2,000 - £3,800 |
| Whole-house renovation | £150,000 - £400,000 | £13,000 - £40,000 | £4,000 - £8,000 |
| New-build house | £350,000+ | 9 - 15 per cent | £6,000 - £12,000 |
London and the South East sit at the top of every range. Practices with strong planning records in conservation areas charge more, and often earn it.
Percentage, fixed fee or hourly
- Percentage fee: simple, but rises if the build cost rises. Ask what happens if the budget changes.
- Fixed fee per stage: the clearest option for homeowners, because you can stop after planning.
- Hourly rate: £70 - £160 per hour in 2026, sensible for advice, revisions or planning appeals.
What is not usually in the architect fee
- Planning application fee to the council: £328 for a householder application in England in 2026
- Structural engineer: £750 - £2,500
- Measured survey: £450 - £1,200
- Building control: £600 - £1,500
- Planning consultant, heritage statement, arboricultural or drainage reports where the council asks for them
Questions to ask before you appoint
- 01Which RIBA stages does this fee cover, and what does the next stage cost?
- 02How many revisions are included at design stage?
- 03Who submits and manages the planning application?
- 04Are you ARB registered, and is the practice RIBA chartered?
- 05Can I see two extensions like mine that you took through planning and onto site?
- 06If planning is refused, what happens to the fee?
Are architect fees worth it
For anything structural or visible from the street, yes, because the design decides both the planning outcome and how much of the money you spend ends up as usable space. For a like-for-like refit with no layout change, an architectural technologist or a good builder with drawings can be enough.
Find the right architect for your project
Fees only mean something next to a defined scope. Create your project brief on Renovome, then compare architects near you on the work they have actually done, and get fee proposals against the same brief instead of five documents you cannot line up.
Last reviewed: September 2026