Do I need an architect?
There is no obligation to use an Architect. You can use an architectural technician or other designer who is comfortable with drawing to scale and the building regulations. The big advantage of using an architect is that they bring the “big picture” to the project. They can make sure that all the nuts and bolts of the project work, but also that you are making the most efficient at the moment, and to see what you can do before you consider extending and this initial design process can save thousands on your build project.
You may find that builders offer to carry out a design and build service, but it can be hard to know that the price you are being quoted for the work is competitive and having someone independent in the process can be reassuring.
Will my building become more expensive if I use an Architect?
No. Any Architect worth his salt will work to make the most of the budget available, and often a bit of careful planning can reduce costs rather than increase them. The aim is always to maximise the value to the client as much as possible.
Grand Designs vs Cowboy Builders
Whilst some Architects are grand dreamers only interested in getting published in the magazines, and some builders are just dying to find the next susceptible client who they can rip off, most of the time both of them act professionally. There can be tension on the project, again the builder thinking that the Architect is in his ivory tower, and the Architect thinking the builder is trying to destroy his design, but usually they get on perfectly well and respect what the other brings to the table. Finding one of each which you can trust to act on your behalf is key.
Like anything there are types of all professionals. There are business-minded architects who are more concerned about the bottom line than individual projects. And there are those who care about each project and make sure it is done right, but unfortunately those who care tend to be the noble and penniless, because corporate architecture is the only way to make money. Be careful that the one you choose is willing to do the work involved.
What does an architect do?
An architect is qualified and experienced in all stages of a construction project so can do anything from sketch design to contract administration and site inspections. They have a minimum of five years of university training, and at least two to three years of experience in a practice before they can sit their professional exams as chartered architects, and so are qualified and experienced. They generally break down the design and construction process into stages which are also described in the RIBA work stages. Initial Design (Stages 0-2) Working Design (Stage 3), Technical Design (Stage 4) & Construction (Stage 5).
The process
The Initial Design stage would generally involve sitting down with your designer to discuss your “brief”. This generally takes the form of an initial discussion, which is probably free and informal, over a cup of coffee. Here you would discuss your budget, needs and the design ideas and aspirations you have in broad terms. They would also advise on the viability of the project in general terms. They would then go ahead and survey your property and draw it up to scale so that they can come back to you with sketch proposals. You will generally discuss these over a couple of weeks while you try to arrive at a layout which makes your needs, property and budget.
The Working Design stage is where a full set of drawings are developed on the basis of the sketch design. This will include Plans and Elevations, and possibly 3d images if you have requested these. The external materials of the building will also be specified at this stage, i.e. render, brick, stone, wood cladding? Once these have been agreed on, if required, they can be submitted to the Planning authorities for approval. Working up the drawings will take a week or two, and waiting for planning approval generally takes a minimum of six weeks.
The Technical Design stage is where the nuts and bolts of the design are worked out. This specifies the construction of all the elements, including details like the sizes of doors, the amount of insulation in the walls, floors etc. It includes the drawings for the previous stage, with Cross Sections, Details and a Specification. An Engineer will also need to be involved in the design of any structural elements, such as beams over large openings, etc. If there is nothing complex, i.e. just lintels over doors and windows and no changes to existing openings, the Designer could do this through the Small Buildings Structural Guidance route with Building Control which avoids the need for a Structural Engineer. These drawings are submitted to Building Control for their approval, and are often used by Builders to tender, as they contain enough detail to make sure that you can compare like-for-like. This will generally take 3-4 weeks to prepare the drawings, and around 8 weeks to get approval.
The Construction stage is quite self explanatory, so it involves management of any site issues and site inspections, but it also involves providing any additional information which may be needed for the project, like Window and Door Schedules, as well as details of specific locations rather than the generic details which were provided for Building Warrant. It is up to you whether you use an Architect for this stage of a project, as it can add to the cost of the process, and many Builders / Contractors should be able to manage the process without needing the Architect, but it can give extra comfort to you during the process. The Architect will also act as Contract Manager, i.e. all payments go through the Architect, so as part of their regular site surveys they sign off work which has been done and only pay the Contractor what they are due. Having someone to deal with this process can take a lot of the stress out of the project and prevent increases in the budget which the Builder / Contractor may try to add. Where the budget often goes up is as a result of changes. Technically there should be no changes after the contract sum has been agreed, but sometimes they are unavoidable, and Builders are often quick to capitalise on this. It can be hard to manage this process unless you have a Contract Administrator. This is a role which is created if you have an Architect, and they can assess if the Builder’s cost increases are fair and then decide whether to grant the Builder their claim or not.
What does an architect charge?
Architects generally charge on the basis of a fixed fee which is agreed beforehand. This will be based on an estimate of the build cost, varying from 5-10% for a full service and 3-5% for statutory approval and tenders only. You can agree to pay an hourly rate if you prefer, but many people find that a fixed cost allows them to budget more clearly, and many feel that an hourly rate gives the architect little motivation to get the job done in the minimum time, so prefer a fixed fee. A useful alternative is agreeing to a fixed fee for the initial stages and then having the option to pay an hourly rate for any consultation you need during the construction process.
Choosing which Architect / Designer to use
The most important thing it that you have a good rapport with your Architect / Designer and that you like the work that they produce. Take a look at their portfolio, whether online or paper.
Each architect will specialise in different areas, I.e. brilliant at design, knowledgeable in sustainability, good at space planning, technical knowledge or natural businessman. Whoever they are, they care passionately about design and their projects, because no one gets into architecture for the money. Their pay is likely to be the same as most core staff, like nurses and teachers, and having five years of study as well as several years of apprenticeship and intensive exams, it is not for the faint-hearted.
Find someone who suits your project. A large or famous practice will be a very expensive way to build a new house or extension, so unless you are sure you want the aesthetic of the building to look like something from their website, you will probably want to use a smaller practice. Style is still an important factor in choosing your architect though, so make sure you like what you see on their website. Are most of their projects conversions of historic buildings or contemporary new homes?
It is often a good idea to go the old fashioned way and phone them up to speak to them. Make sure you can communicate easily and that they listen and take on board your comments.
If you are trying to decide between different candidates a few questions you might want to ask are:
- Do they have examples of previous projects which are similar to yours.
- So they have experience in the specific type of architecture you are looking for?
- Do they have any initial ideas?
- Is the project achievable on the budget?
- Who will actually be working on the project? I.e. will it be the person you are meeting or someone else?
- Are they willing to provide statutory approval drawings only and not the full package?
Preparing to meet your architect
Think about what you want from your project so that you have a clear brief. List your priorities to give the architect a chance to design something which meets your needs. If you want to get something really unique, look through magazines and cut out pages that you can give to your designer.
Being a good client.
The best thing you can do to make the project run smoothly is to listen to the advice from both sides, the builder and the architect, think about the options as much as possible, and give them a clear decision. Far better to take time to make decisions than keep changing your mind. Once something has been built, it is far more expensive to change than putting off building it while you make e decision.
Copyright
This is not likely to be an issue on your project if things go smoothly, if at any time during the process you cannot continue with your designer yoiu should note that technically you do not own the copyright to the drawings but you are licenced to build from once. You are not entitled to build the same project multiple times unless this has been specifically agreed with the designer. You are not technically entitled to the cad files, but most designers will oblige as it is not an issue for them. However to all intents and purposes how it actually works is not an issue and it is unlikely to have an impact on the progress of your project.