What Does an Architect Do?
An architect is a registered professional (all architects in the UK are registered with the Architects Registration Board, ARB) trained in the design of buildings. On a residential project, an architect may provide:
- Feasibility assessment: What is possible on this site within planning constraints?
- Concept design: Initial sketches or layouts to explore options
- Planning drawings: Technical drawings for submission with a planning application
- Building Regulations drawings: Construction drawings for the Building Regulations application
- Specification: Written description of materials and construction standards
- Tender process: Helping to select and appoint a contractor
- Contract administration: Acting as contract administrator during the build, certifying payments and managing changes
- Site inspection: Visiting the site to check the works conform to the design
Not all architects offer all of these services, and on smaller projects some clients engage an architect for design and planning only, and manage the build stage themselves or through a design-and-build contractor.
When Is an Architect Essential?
An architect (or architectural designer) is particularly valuable when:
- The project requires planning permission, especially in Conservation Areas or for listed buildings
- The design is complex or involves non-standard configurations
- A high-quality finish and considered design is a priority
- You want design coordination with structural and M&E engineers
- You want contract administration during the build
For straightforward extensions or loft conversions in non-sensitive planning areas, a qualified architectural designer (not necessarily ARB-registered) may be sufficient and often charges lower fees.
Architectural Designers vs. Architects
The title "architect" is protected by law in the UK — only ARB-registered individuals may use it. However, many excellent design professionals work under titles such as "architectural designer," "architectural technologist" (MCIAT-qualified), or "architectural technician." For most residential projects, these professionals can produce planning and Building Regulations drawings of equivalent quality to a registered architect.
For heritage or complex conservation work, an ARB-registered architect with conservation experience (and ideally RIBA Conservation Accreditation) is strongly recommended.
Finding an Architect in London
- RIBA Find an Architect: The Royal Institute of British Architects has an online directory with filters for project type and location
- ARB Register: Confirms that an individual is a registered architect
- Personal recommendation: The most reliable route — ask neighbours, friends, or your contractor
- Local planning portal: Check recent approved applications for comparable projects nearby, then contact the architect named on the drawing
What to Expect in a Fee Proposal
Architects' fees for residential projects are typically charged as:
- Percentage of build cost: Typically 8–15% for a full service (concept through to completion). Higher percentage for smaller or more complex projects.
- Lump sum fee per stage: Increasingly common — agree a fixed fee for each stage (concept, planning, Building Regulations, construction) separately
- Hourly rate: Typically £70–£150/hour for qualified staff on smaller or less defined briefs
Example fees for a typical rear extension:
| Stage | Typical Fee Range |
|---|---|
| Concept + Planning | £1,500–£4,000 |
| Building Regulations drawings | £1,000–£2,500 |
| Tender and contract administration | £1,500–£4,000 |
| Total (full service) | £4,000–£10,500 |
These are broad ranges — fees depend heavily on the architect's practice, project complexity, and location.
How to Get the Best From Your Architect
- Be clear about your brief: What rooms do you need? What do you want the extension to feel like? What is your budget?
- Share your constraints: Planning history, known structural issues, budget limits, deadline
- Engage early: The earlier an architect is involved, the more influence they have on the design at low cost. Calling an architect after you've decided exactly what you want defeats the purpose.
- Provide timely feedback: Design processes stall when clients take weeks to respond. Keep the momentum going.
- Agree scope and fees in writing: A written appointment letter or contract protects both parties.
Working With a Design-and-Build Contractor
Some clients prefer to work with a design-and-build contractor (like RCB) rather than a separate architect. Advantages include:
- Single point of responsibility for design and construction
- Cost and programme integration from the outset
- No coordination gap between architect drawings and contractor understanding
RCB works with experienced architects and produces integrated packages that include design, planning, and construction under one coordinated relationship.