Attic Conversion - Cost of Architect

predmo01

I am getting an attic conversion but will require planning permission. The builder has told me I will need a architect/engineer to do up the plans and sign off the work. I have a quote of approx 25K for the builder & should take about 3 or 4 weeks. But when I contacted an Architect, I got a quote of 3.5K, this seems a bit expensive to me. Has anyone out there got an Architect/Engineer to Do up plans,Apply for Planning permission,site visits and sign off work... if so how much did it cost? ... is 3,5K excessive?

June18zellie

predmo01 wrote: »

I am getting an attic conversion but will require planning permission. The builder has told me I will need a architect/engineer to do up the plans and sign off the work. I have a quote of approx 25K for the builder & should take about 3 or 4 weeks. But when I contacted an Architect, I got a quote of 3.5K, this seems a bit expensive to me. Has anyone out there got an Architect/Engineer to Do up plans,Apply for Planning permission,site visits and sign off work... if so how much did it cost? ... is 3,5K excessive?

Why do I need planning permission?i was told u didn’t need planning permission if u didn’t put windows to the front of the house?

jmBuildExt

OP probably needs to change roof line (raise roof) or straighten gable end - its not only windows that will trigger a planning application.

OP: couple of things:
1. Builder's quote is not worth much until he quotes for what the architect/engineer puts in the drawings, so be wary it will be subject to change.

2. If it were me (others will have differing opinions) I would go straight to an engineer, particularly if costs is an issue. You need an engineer either way, he will have to design the steel (assuming steel is required, usually is), and he can sign off on building compliance. You dont strictly need an architect. And since its an attic conversion, there's probably only so much you can do there design wise (depends on the house of course), so the value of an architect becomes deminished. Maybe that builder has already designed it for you and you are happy with the design... if so, i'd leave out the architect..

re the quote you got... its probably around about the going rate, maybe a little high (10% is a rough rule of thumb usually, I've read or been told) but on a smaller job there may be fixed costs that bring his quote above that. But you will probably find you will need an engineer as well, hence my suggestion of going straight to an engineer.

predmo01

Thx for the replies. I am putting in a Dormer window at the front so I need to get planning permission. I thought the Architect would add value in doing up the drawings for the planning application (I'd prefer not to have to go through all that myself), I agree about your point about his value with the design, We are planning to do a pretty standard conversion with a dormer window so I cant imagine it would require a lot of originality in the design. Could I get an engineer to do the drawings and submit the planning application

jmBuildExt

Yes - Im not saying all engineers will - but yes generally they will.
Best thing to do is ring around a few local ones.