Hiring an architect feels like a big commitment — and the costs can be significant. But for the right project, an architect does not just produce drawings: they save you money, help you avoid planning refusals, and design spaces that work far better than a builder's sketch. The challenge is knowing when you genuinely need one, what you are actually paying for, and how to find someone good.
Architect vs Designer vs Architectural Technologist
The title "architect" is legally protected in the UK. Only someone registered with the Architects Registration Board (ARB) can call themselves an architect. The ARB maintains a public register at arb.org.uk.
In practice, homeowners work with three types of professionals for design work:
- Architect (ARB-registered): Full design, planning, and construction service. Minimum 7-year qualification process.
- Architectural Technologist (CIAT-accredited): Specialist in the technical delivery of buildings. Excellent for building regs drawings and construction detailing.
- Architectural Designer / Draughtsperson: No regulated qualification. Quality varies enormously. Fine for simple permitted development drawings; risky for complex projects.
For planning applications in sensitive locations, listed buildings, or projects with design ambitions beyond a standard extension, an ARB-registered architect is usually worth the cost.
What an Architect Does: The RIBA Plan of Work
| RIBA Stage | Name | What Happens |
|---|---|---|
| 0 | Strategic Definition | Establishing the brief, feasibility, budget reality check |
| 1 | Preparation and Briefing | Detailed brief, site surveys, initial options |
| 2 | Concept Design | Design options, early planning discussions, cost estimates |
| 3 | Spatial Coordination | Developed design, coordination with engineers |
| 4 | Technical Design | Full building regs drawings, specifications for contractors |
| 5 | Manufacturing and Construction | Site inspections, managing contractors |
| 6 | Handover | Completion, as-built information |
You do not have to hire an architect for all stages. Many homeowners hire for stages 1 to 3 only (getting to planning permission), then manage the build themselves.
Full Service vs Partial Service
Full service (stages 0 to 6) means your architect is involved from the first conversation to handover. They manage the contractor, inspect the works, and take professional responsibility for the design.
Partial service options:
- Planning drawings only (stages 1 to 3): Concept design and planning submission
- Building regs drawings (stage 4): Technical drawings for Building Control approval
- Project management (stage 5): Site inspection and contractor management
Fee Structures
| Fee Structure | Typical Rate | Best For |
|---|---|---|
| Percentage of build cost | 8 to 15% (full service) | Larger, complex projects |
| Hourly rate | £70 to £150/hr | Small or undefined scope |
| Fixed fee | Varies by project | Most householder work |
Indicative fees for design and planning drawings only (not full service):
| Project Type | Approximate Architect Fee |
|---|---|
| Single-storey rear extension | £3,000 to £5,000 |
| Double-storey extension | £5,000 to £8,000 |
| Loft conversion | £2,500 to £6,000 |
| Garage conversion | £1,500 to £3,000 |
| New build house | 12 to 15% of build cost |
| Full refurbishment with extension | £6,000 to £15,000+ |
How to Find a Good Architect
- RIBA Find an Architect (architecture.com): Searchable directory of RIBA-chartered practices
- ARB Register (arb.org.uk): Verify that anyone calling themselves an architect is actually registered
- Local recommendations: Ask neighbours who have had similar projects done recently
- Houzz, Instagram: Good for finding architects whose aesthetic matches your project
What to Check Before Instructing
- ARB registration: Verify at arb.org.uk
- Professional Indemnity (PI) insurance: Ask for confirmation
- Similar project experience: Ask to see 3 to 4 comparable projects
- Planning track record: Ask about their success rate with your local authority
- Written contract: The RIBA Domestic Professional Services Contract is the standard
Red Flags to Watch For
- No written contract or scope of work
- No fixed fee for the planning stage
- Unwilling to provide references
- Guarantees of planning permission — no one can promise that
- Very low fees — often means less experienced staff or templated designs
Once you have planning permission and are ready to move into the build phase, Renovate Me gives homeowners a step-by-step renovation roadmap. Start your plan at renovate-me.madethis.app.
Also see: Structural Engineer vs Architect: When Do You Need Which? — for projects requiring both professionals, this guide explains who does what, when to appoint each, and how the two roles coordinate.
Published June 2025