RIBA Plan of Work 2020
Eight stages: 0 Strategic Definition, 1 Preparation and Briefing, 2 Concept Design, 3 Spatial Coordination, 4 Technical Design, 5 Manufacturing and Construction, 6 Handover, 7 Use[RIBA]. A KDR client typically engages an architect through Stages 1 to 6, dropping Stage 7 (post-occupancy evaluation).
Fee bases
Three common bases. (1) Percentage of construction cost: 10-15% for a one-off house Stages 1-6, lower for design-only. (2) Lump sum: £8k-£15k design-only package up to planning; £25k-£60k full Stages 1-6 on a sub-£500k build. (3) Hourly: £80 to £250 chartered, used for variations and out-of-scope work.
Stage 4 onwards as the dividing line
Many self-managed builds engage the architect to Stage 3 (planning consented design) and switch to a building-surveyor or technologist for Stage 4 technical drawings, saving 30-50% of the headline architect fee. Risk: detailing quality drops if the technologist is not used to bespoke residential work.
When full-service architect pays off
On premium and architect-tier projects where bespoke detailing, joinery integration, and contractor-side coordination matter. On developer-tier replacement dwellings the marginal value drops sharply; a packaged design or stock plan plus a structural engineer often suffices.