Undecided about architect's quote I received for extension

luvshoppingaround

My first thread here...

Well...we've just moved to a lovely area in a greater London and we are about to purchase a 3 bed 1930s detached house just down the road. The house is outdated by at least 20 years - so we want to renovate and extend it.

Our plan is to continue renting at our current place till most of the work is carried out in the house (which is convenient when having to stay away from messy building work - esp with children involved!) However, our current rent is very expensive and don't want to waste too many months rent. So, in order to get started, we rang around a couple of builders/architects (of whom only 2 have responded).
One of the quotes came back and I was nervous about money all over again. I'd initially budgeted 2500 for Architect's fees. However, the quote I received from a reputable company (with backed references) including VAT is 4000£.

I was taken aback at first...:eek: (barely started with ANYTHING and we're already over the proposed budget for planning/drawing lol) However, on trailing the internet I'm finding a variety of responses (Some stating they found architects for 1000 - where did they ever find architects with these rates!!!). To top it, the other architect is charging me even more!!! Hence, I've now decided to post here to get advice from the experts.

Anyway, the one I'd like to go with has stated that his fees cover -

The initial drawings for planning
Submitting the drawings to the planning office (the planning fees are not included)
Acting as an agent for us, liaising with planning office
More detailed drawing for the building regs
Structural Engineer visits
Project managing the job
(Does not include fees - if needed - for things like party wall, land search etc etc)

To be fair, the extension/s we are hoping to achieve is large-scale. Though not meant to be carried out at one go, the drawing will include the proposed plans for all extensions (current and future)
We are looking to carry out a large single rear extension now and a double side extension for later on (when we have the money!) Something in the region of 40m2 being added to the house when all extensions are complete...does his quote sound fair?

Please share your thoughts/experience on this...

Maquarius

Hiya luvshoppingaround
£4000 seems very steep, we normally draw something like this for almost half of that which includes drawings, liaising with planning, submission, Building regulation drawings etc.
Unfortunately some people do inflate their prices but it also depends on complexity and involvement.

madgeman

Hi there -I'm in SE london (bromley) - I've just had the drawings from the architect we chose, and it's cost me £2k inc vat. Happy with his work, although a couple of things i'd like him to assist with. His costs include any revisions based on planning application feedback.
Hope that helps

System

it's quite difficult to tell one way or the other with the fee as it sounds like the job is potentially quite large and complex if you are renovating an existing building and adding extensions on to it - and even wanting drawings for things which are to be added further down the line.
this kind of job can easily take a lot of time especially if it involves site visits and project management - there's always a certain amount of unknowns in an old building!
Get another quote for the works is all I can say, you may have just picked two expensive ones to get quotes from, but always best to look at three anyway - obviously the guys who have come to look at/quote for the job can see how complex it potentially will be so it's very difficult for anyone on a forum without that knowledge to comment on the quotes you have (or should i say it's very easy for people to say that the quotes you have are expensive without that info)

madgeman

I agree with the above - i was only giving you my costs as a price comparison, however clearly the work isn't the same.
For reference, it's a hip-to-gable loft conversion to a 1930s 3 bed Semi and a single storey rear extension - 6x4m. His costs included site visits, planning submission (not fees) etc.

luvshoppingaround

Thank you so much for your replies...I hope I may have not have made the project sound like its bigger than it's meant to be...
The house is standard 3 bed detached (1300 sqm)
and we hope to make a 7x4m rear extension and a double side extension later on.
The house is not dilapidated...rather old... (because of a comment above I ask) the architect would not have anything to do with the renovations, right?
One more question for maquarius and madgeman...the 2k figure you've stated - does that include the structural engineer site visits too? As for project managing, I am not aware of how many times the team visits, but I'm guessing the renovations/extension would last for 12 weeks so quite a few times then???

Strange though that I've been trying to contact the reputed tradesman (builders and architects) and most of them are never coming back/returning calls...

Maquarius

Some people do not want the work so will not get back, you generally have to contact 5 people to get 3 quotes.

Project management is not really needed for an extension and your builder would normally take care of this to be honest.

The structural engineer would either work from the Architects drawings or come out and inspect if it is complicated. Usually his fee & visits are separate but needed for Building regulation approval.

Good luck!

luvshoppingaround

Thanks Maquarius...are you an architect btw... if so, does your work scan London/Greater London...
If this is the case, I would like to get in touch with you for further details...

luvshoppingaround

Update - I received a third quote from another reputed architect and he's come back with something similar too.. in fact it'd be a few hundred quid higher than 4 grand by the end of it. So, currently the 4 grand is the cheapest lol...
these architects come well referenced and aim towards mid-market so looks like thats what it'd cost here... hmmm

Btw, thanks Maq for your pm...me and husband will have to sit and have a chat about it...

System

if you have three quotes from people that have seen the extent of the job and they are all around the same money, then I would say that's around the money your job is going to take - it's easy for someone who knows what your other quotes are to undercut them but again, the people quoting for it without that knowledge are looking at the resources required and pricing it, would you prefer someone quoting low and not resourcing your job properly?