How much do architects charge in 2026? UK fees explained

The three fee models

Architects price work in one of three ways, and most practices combine them: a fixed fee for the uncertain early stages, then a percentage once the build cost is established.

Hourly rates vary by seniority — a technician or Part 2 assistant will be at the bottom of the range, a director or sole practitioner with 20 years of local planning experience at the top. London and the South East typically sit 20–30% above national rates.

Percentage fees by project value

The percentage falls as project value rises, because the fixed overhead of running a project does not scale proportionally. Small jobs are proportionally expensive.

Fees by RIBA work stage

This is the most useful table on the page. The percentages below are the typical share of the total fee attributable to each stage — which is how you work out the cost of buying only part of the service.

Worked example: a £150,000 extension at an 11% full-service fee is around £16,500. Stopping after stage 4 — planning approved and a full building regulations package in hand, then running the build yourself — costs roughly £10,000 to £11,500 of that. Many homeowners take exactly this route.

Typical fixed fees for common domestic projects

Cheaper alternatives worth considering

An ARB-registered architect is not the only route to a set of drawings, and for many straightforward projects it is not the best-value one. Two other roles do overlapping work:

• Architectural technologist — specialists in technical design, construction detailing and Building Regulations compliance, often qualified through CIAT. Typically 25–40% cheaper than a registered architect for the same drawing package. Ideal for extensions, loft and garage conversions where the layout is already broadly settled and the challenge is making it buildable and compliant.
• Architectural designer or draughtsperson — produces planning and building regs drawings for straightforward schemes. Often 40–60% cheaper. Note that these titles are not legally protected, so check portfolio, professional indemnity insurance and references carefully.
• Design-and-build contractor — some builders include design in the package. Convenient and cheap, but the designer works for the builder, not for you, which weakens your position if a dispute arises.

For more on which of these roles suits your project, and how to verify credentials, see our guide to choosing an architect in the UK.

Costs that are not in the architect's fee

Fee proposals almost always exclude these. Budget for them separately:

• Planning application fee: paid to the local authority, set nationally and revised periodically
• Building Control fees: local authority or approved inspector
• Structural engineer: £600 – £2,000 for a typical domestic project
• Measured survey: £400 – £1,200 depending on property size
• Specialist reports: arboricultural, ecology, flood risk, heritage — £400 – £1,500 each where required
• Party wall surveyor: £900 – £2,000 per neighbour where an award is needed
• VAT: check whether quoted fees include it

How to keep the fee down

• Be clear and honest about your budget at the first meeting — designing something unaffordable is the most expensive mistake in the process
• Buy stages 0 to 4 and manage the construction yourself if you are confident doing so
• Reduce revision rounds by giving decisive feedback rather than incremental changes
• Get three written fee proposals and compare stage inclusions, not just headline totals
• Match the professional to the project — a technologist for a simple extension is not a compromise, it is the right appointment

FAQs: architect fees (UK, 2026)