How much do architects charge in 2026? UK fees explained
Most UK architects charge 7% to 15% of the build cost for a full domestic service in 2026, a fixed fee for defined stages, or £70 to £160 an hour for ad hoc work. The percentage sounds alarming until you see it split across the RIBA work stages — and realise you probably do not need all of them. This guide breaks down every fee model, stage by stage, with worked examples.
- Full service: 7–15% of build cost
- Planning drawings only: £1,200 – £4,000 typical
- Hourly rate: £70 – £160 depending on seniority and region
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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.
| Model | Typical 2026 rate | Best suited to |
|---|---|---|
| Percentage of build cost | 7% – 15% | Full service, from concept through to site inspections |
| Fixed fee | £1,200 – £25,000+ | A clearly defined scope, such as planning plus building regs |
| Hourly rate | £70 – £160 per hour | Feasibility advice, appeals, one-off input |
| Day rate | £500 – £1,200 per day | Site attendance, workshops, planning meetings |
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.
| Build cost | Typical full-service fee | Approximate fee in pounds |
|---|---|---|
| Under £50,000 | 12% – 15% | £6,000 – £7,500 |
| £50,000 – £100,000 | 10% – 13% | £5,000 – £13,000 |
| £100,000 – £250,000 | 9% – 12% | £9,000 – £30,000 |
| £250,000 – £500,000 | 8% – 11% | £20,000 – £55,000 |
| Over £500,000 | 7% – 10% | £35,000+ |
Watch what "build cost" means
A percentage fee is charged against the construction cost, and the definition matters. Confirm in writing whether it includes VAT, professional fees, fittings, landscaping and contingency, and — importantly — whether the fee is recalculated if the build cost rises during the project. Anchoring the fee to a fixed figure agreed at tender protects you from paying more simply because material prices moved.
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.
| RIBA stage | What you get | Share of total fee | On a £150,000 build |
|---|---|---|---|
| 0–1 Preparation and brief | Brief, budget, feasibility, survey coordination | 5% – 10% | £800 – £1,650 |
| 2 Concept design | Sketch options, spatial layout, initial planning advice | 15% – 20% | £2,500 – £3,300 |
| 3 Spatial coordination | Developed design and the planning application | 15% – 20% | £2,500 – £3,300 |
| 4 Technical design | Building regs package, construction drawings, specification | 25% – 30% | £4,100 – £5,000 |
| 5 Construction | Tender support, contract administration, site inspections | 25% – 30% | £4,100 – £5,000 |
| 6–7 Handover and use | Completion, snagging, final certificates | 2% – 5% | £300 – £800 |
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
| Project | Planning drawings only | Planning + building regs |
|---|---|---|
| Single-storey rear extension | £1,200 – £2,400 | £2,200 – £4,500 |
| Two-storey side extension | £1,800 – £3,200 | £3,200 – £6,000 |
| Loft conversion | £1,000 – £2,200 | £2,000 – £4,000 |
| Whole-house remodel | £2,500 – £5,500 | £5,000 – £12,000 |
| New build house | £4,000 – £9,000 | £8,000 – £20,000+ |
| Listed building or conservation area work | Add 25% – 50% | Heritage statements and extra consultation |
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)
How much do architects charge in 2026?
UK architects typically charge 7% to 15% of the build cost for a full service in 2026, with smaller projects at the higher end. Fixed fees run from about £1,200 for simple planning drawings to £25,000 or more for a full new build service, and hourly rates are generally £70 to £160.
What percentage of build cost do architects charge?
Around 12% to 15% on projects under £50,000, 9% to 12% between £100,000 and £250,000, and 7% to 10% above £500,000. The percentage falls as the project value rises because the fixed cost of running a project does not scale proportionally.
How much does an architect charge for planning drawings only?
For a single-storey rear extension expect roughly £1,200 to £2,400 for planning drawings alone, or £2,200 to £4,500 for planning plus a building regulations package. A loft conversion is usually a little less and a whole-house remodel considerably more.
Is an architectural technologist cheaper than an architect?
Yes, typically 25% to 40% cheaper for an equivalent drawing package. Architectural technologists specialise in technical design and Building Regulations compliance, which makes them very good value on extensions and conversions where the layout is already broadly decided.
What is not included in an architect's fee?
Planning application and Building Control fees, structural engineering, measured surveys, specialist reports such as ecology or heritage statements, party wall surveyors and often VAT are all normally excluded. Ask for a written list of exclusions before you appoint.
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