Wells McDonald Architects work in accordance with the RIBA Plan of Work. Most of the work we undertake is for a full architectural service which, for domestic residential projects, includes external and internal works and design. The RIBA also publish a useful guide to working with an architect for your home.

A project typically starts with an initial meeting with a client on site. We do not charge a fee for this visit. Following this visit we confirm our fee and scope of works in response to the client’s initial brief. Once a client decides to proceed, we confirm the project particulars by letter and these details form the basis of a standard RIBA Domestic Professional Services Contract 2020, which sets out the services included, appointment conditions, duties, and fees.

At the start of every project, we provide a clear written fee proposal setting out:

  • The scope of services included
  • The project stages covered
  • Our fee structure
  • Any anticipated additional costs (such as planning fees, structural engineer fees, or specialist surveys)

For most home projects, our fee is calculated as a percentage of the estimated construction cost (ex. VAT) or initial budget. This means our fee reflects the size, complexity and level of involvement required to deliver your project. We find this often correlates to time spent on projects based on lump sum fees or hourly rates. Wells McDonald Architects are not currently VAT registered so no VAT is added to our fees.

As a guide, for full architectural services — from initial design through planning, technical drawings and site inspections — fees for domestic projects typically range between 8% and 15% of the construction cost. The exact percentage depends on the scale of the project, the complexity of the design, and the scope of services required. Generally our fees reduce proportionally from 15% for £50,000 construction cost to 8% for £500,000 or more. This fee is then split in accordance with RIBA workstages and invoiced at key milestones throughout the project.

  • Stages 0–3 – From first ideas through to Planning: 35%
  • Stage 4 – Technical Design and Tender: 25%
  • Stages 5–6 – Construction on site to Practical Completion, Handover, Defects and Final Certificate (at conclusion of defects liability period): 40%

Whilst at the earlier stages our fee is based on an estimated construction cost or budget, once the construction cost is known at the end of Stage 4, our fee will be recalculated based on the actual construction cost for Stages 5 and 6. Our fee for these stages is typically split into monthly payments to correlate to the construction programme defined by the builder, with a final payment at the end of the defects liability period coinciding with the issuing of a final certificate.

Typical scope of works for domestic projects includes:

RIBA Stages 0–3: Feasibility, Concept Design & Planning

  • Option studies and sketch layouts
  • Build 3D CAD model of the existing house and update to survey information when received
  • Review of planning strategy and risks
  • 3D views to show spatial qualities
  • External view
  • Review meetings and revisions
  • Planning application submission
  • Full set of drawings (plans, sections and elevations at 1:100/1:50)
  • Design & Access Statement
  • Coordination of initial structural engineer or other consultant input

RIBA Stage 4: Technical Design

This is where everything is fully detailed so a contractor can price and build accurately. It also includes interior design services (finishes, kitchen, bathrooms, etc).

  • Detailed technical drawings
  • Construction details at larger scales
  • Internal elevation drawings of key areas (kitchen, bathrooms etc) including key setting out information
  • Electrical, lighting and heating layouts
  • Window and door schedules
  • Joinery and finishes schedules
  • Schedule of Works

At the end of this stage, a contractor will be able to build directly from this information.

RIBA Stage 5: Construction

  • Acting as Contract Administrator (where appointed under a building contract e.g. JCT Minor Works or JCT Intermediate Contract)
  • Carrying out periodic site inspections to review progress and quality
  • Responding to contractor queries and issuing further information where required
  • Reviewing and certifying interim payment applications
  • Monitoring progress against the construction programme
  • Assessing variations and advising on cost implications
  • We help ensure that the project is built in accordance with the approved drawings, specification and building contract, while protecting your interests throughout the construction phase.
  • Certifying Practical Completion
  • Administering the defects liability period and issuing the Final Certificate