In this article we cover:
- Professional fees currently being charged in €/£
- Statutory fees for currently being charged in €/£
- Design fees as percentages
- What you’re getting for your money
- Watchpoints when dealing with quotes/fees
It’s impossible to give an accurate costing for your pre build fees, but for the purposes of this article we will give an overview of what you can expect to have to pay.
We will assume that outline planning permission has already been obtained, that the legal title to the site or building plot has already been transferred to your name and that all associated fees related to that process have been taken into account.
Before starting any building work, you will need to know that you have legal permission to build a house to suit your needs and wants; and approved drawings and specifications to have it built in accordance with the building regulations.
Design Fees
Design fees are often a percentage of the final building costs. For an architectural design team, this might be anywhere between 5 and 15 per cent but much depends on the level of involvement in which they are to be engaged.
Some architectural designers may give a price for design only which is based on the internal floor area of the dwelling, say £40 per sqm or so; and whilst this method is closely linked to the percentage method, it can often work out at a lower cost. Of course, you will then need to add in the cost of the other professional fees.
For smaller jobs, if there can be a reasonable assessment of how long it might take, an hourly rate may suffice. Fee estimates for individual designers, engineers and consultants who are introduced to the project as and when needed will often be given as simple lump sum figures.
To keep track of fees, you could prepare a simple spreadsheet or table like the one below and add in any other fees for other professionals, for specialist services e.g. from interior designer to hydrological engineer, and whose fees may be regarded as potential extra costs. Do note that the costs for engaging any construction professionals will depend on the scope of the work, location, services required, qualifications and experience; all of which can significantly affect the price, so my figures are examples only. For simplicity, I have omitted all fees for the outline planning application phase.
If a designer or consultant can act in more than one role, it should cost less than hiring two or more different consultants, so it is useful to check which services are on offer. For example, the interior designer may be able to provide interior 3D images and walk-through videos, thus allowing the 3D design technician to concentrate on just the exterior views.
The landscape designer may be able to carry out tree surveys and reports and provide a tree planting scheme for the planners, around which a final landscape design can be drawn up later. Don’t forget to discuss any current or impending tax incentives, charges or grants with your accountant or cost consultant at the earliest possible stage.
Watchpoints
You should establish what you are getting for your money, so here are a few additional points to consider:
If you get a fee estimate with a ‘plus costs’ clause, find out what exactly the ‘costs’ will cover, for example, travel and meals, paper and digital copies of the drawings, etc.
A number of important details will remain unknown until planning permission and other consents have been granted, so it is often the case that your designer will not be asked to provide a final transfer map until these facts are established. A detailed site survey will be required to produce this map, which will show features required to protect your legal rights and those of your neighbours.
Certain architectural drawings are regarded as ‘standard’ items and these will include at least the floor plans, sectional drawings, elevations, standard details, drainage (including SUDs system), a services layout and the site plan. More information may be required, so find out whether any other drawings are provided or needed. These may include details for the mitigation or avoidance of flooding, pollution prevention measures, detailed tree planting plans and schedules, sectional and contoured site drawings, roof configuration plans, ceiling plans, electrical and internal services layouts, foundation plans, details of the garage or similar outbuildings and other external structures. Door and window schedules and an ironmongery schedule may also be useful to have. A setting-out plan may be needed for the preliminary siteworks.
The site level data will inform the designer where any retaining wall design is needed, which along with reinforced concrete and structural steelwork, etc., will be designed by the structural engineer. A preliminary site investigation by the geotechnical engineer may be required to determine if there is a need for non-standard foundations.
If a proprietary house construction method such as timber frame or insulated concrete formwork is to be adopted, the manufacturer’s design should be incorporated into your architectural drawings and checked by your designer to ensure that the architectural design is not compromised. This may be an added cost.
Find out the designer’s policy on providing conceptual design work and options for you to consider. Many architectural designers consider 3D drawings as an additional service and may subcontract the work out to a specialist drafting technician. If you want 3D images or walk-through videos to help you visualise the finished design, ask about cost.
Ask also how revised designs are to be costed if requested after the agreed design stage. Usually, certificates issued by your appointed certifier for each phase of the building works, as required by your mortgage providers, will form part of a construction phase agreement and are priced separately.
Alternatively, the lenders may accept an NHBC or similar warranty, the cost of which should be added to the builder’s quotation if required.
