Frequently Asked Questions and Answers

1. The first step is to find an Architect who specialises in the type of work you are looking to do. Architecture practices will vary in experience from domestic to commercial, retail, public buildings etc and will all have different working ethos' which set them apart. At Livewell Architecture, our focus is the clients lifestyle and the ability to create beautiful spaces for the modern family.

2.  The next step is to search for an Architect who listens and connects with you and the needs of your household. At Livewell Architecture we ask questions to assist the client formulate a clear brief, a bespoke scope of works and fee proposal. As every client has their own unique combination of needs, so our response to the brief is also carefully considered.  

3. Reviewing examples of work, Instagram posts and feedback/reviews from past clients is a great way of getting a good gauge of what your Architect is like and the service you are likely to receive. If you have any questions, you should feel comfortable in asking these up front.

4. Check the qualifications and memberships of the practice and Architect to ensure they are ARB qualified. This can be done by searching the Architect's Registration Board (ARB) on their website.

Cecilia, the founder of Livewell Architecture is a qualified and Registered ARB Architect aswell as a RIBA Chartered Member. Such membership requires adherence with relevant code of Conduct to uphold the professional reputation and competency related of the Architect title.

5. If the fee proposal is acceptable to you, you should always be issued a more formal appointment document outlining finer terms of the contract including  payment terms and phasing, deposit, professional insurance cover, exclusions and terms related to complaints. Having a clear Appointment document not only clarifies the expectations of the client and Architect from the outset, it is also a requirement in the Code of Conduct which every Architect needs to follow according to the Architects Registration Board (ARB).

6. Practical questions like when they may be able to start your project and the project timeline for drawing production is also great to discuss at the beginning. 

It isn't always possible for a practice to start your project immediately so don't be put off by having to wait. If they're worth having, they're worth waiting for!

 The answer to this has a lot to do with the scale of your project and level of detail desired to realise your final vision. The following forms a generic guide.

• If your project requires planning permission and/or building control, the answer is YES! You will need someone to draw the scheme for submission and to ensure the project complies with regulatory requirements.

• If your scheme proposal falls under permitted development, but is for habitable use, the answer is YES!  You will need building control even if you don't require planning approval and we still recommend that out clients submit scheme drawings for a 'Certificate of Lawfulness'. These drawings demonstrate the design and planning requirements that your scheme have to adhere to and will be invaluable to the builder during construction, not to mention if you are ever challenged about the scheme during or after construction. 

• If your scheme falls under permitted development but is not for habitable use such as an outbuilding, the answer is potentially NO! It is possible to proceed without the involvement of an Architect on the basis that your builder is fully aware of permitted development planning regulations as well as the conditions under which the scheme is exempt from Building Control. It is important to remember that builders are skilled to construct and not design and aren't typically fully versed in the many planning laws. If you have any doubts, my advice would be to engage an Architect.

This is a commonly asked question which will differ from practice to practice based on the practice experience, type of Architecture, scope and scale of the works and the level of detail required.   As a client focused practice,  we like to ask questions in the early consultations to find out more about your existing home and the needs of you/your family to fully understand the scale of the works and the services we believe are best tailored to you. With this information we can provide an outline fee proposal.

The answer to this will depend on your exact scheme and site requirements but the following outline costs work as a good starting point:

• A Measured Survey costs - A measured survey of your existing house and site  topography can be carried out by a professional surveying company 

• Architect fees

• Structural Engineer fees - A structural Engineers involvement will be required as a minimum for building control submission even if the scheme is simple. For larger or more complex schemes, it's advisable to engage an Engineer in earlier design stages to integrate the structural considerations into the design. We have experience working with local engineers and are able to assist clients by obtaining quotes for these services on your behalf.

• Party Wall Surveyor - If you are adjusting or constructing on or along Party Wall boundaries or within 3-6m of a boundary, you will be required to serve a Party Wall notice to your neighbours. A Party Wall Surveyor is able to assist with this along with the preparation of the Party Wall Award. We have experience working alongside Party Wall Surveyors and are able to guide you in engaging a Surveyor for your needs.

• Planning submission fees to the Planning Portal are payable by the client. After your Architect has submitted your planning application, you will receive a link via email to arrange for this payment in order to complete the submission process.

• Building Control Fees are payable either to your Local Authority Building Control department or an Approved Inspector. This is entirely separate to Planning and is a fee payable by the client which is usually not included in the Architects fee to produce the building control pack unless explicitly stated.

• Build-over Agreement Consent - A £299 submission fee is payable to Thames Water in the scenario that you are building over or in close proximity to a public sewer. This is payable by the client directly to Thames Water and your Architect will be able to advise if this is necessary upon review of your sewer information after appointment. The submission information can be prepared by your Architect including liaison to get consent for this.

• SAP Assessor - If your scheme has a high level of glazing, you may require a SAP assessment to be carried out as part of Building Regulation submission to ensure the thermal efficiency of your project meets the Building Regulation requirements.  

• Flood risk or SUDS Assessment - If your site is located on a site from high risk of flooding, you may be required to complete a statement to outline chosen strategy for the development and site. This is carried out by a specialist consultant.  

• Arboricultural Consultant - Do you have protected trees in your garden or are proposing to build within close proximity of trees? If so, you may require input from an Arboricultural Consultant to assess impact on the trees and roots

• Ecology and Habitation - If you have protected species near or on your site, you may require their assistance to ensure the scheme is sensitively designed and to assess if further surveys or construction timings are affected.

• Civil / Drainage Engineer - some schemes require specific drainage or civil design and will require the appointment of a suitably qualified consultant to assist with the delivery of these requirements. 

To obtain accurate construction cost information when tendering with builders, our advice is to produce tender documentation supported by drawings. This is produced after the Regulatory drawing submissions stage and can sometimes be referred to as Detailed Design stages or RIBA Work Stages 4ii.

Understandably, clients want to know how much a project is likely to cost at the outset of a project, especially if evaluating the project feasibility. Whilst only a guide, builders can charge anything from £1500 p/m2 - £3000 p/m2 for new construction depending on their target audience, location and quality of finish. Prices have recently also gone up so this sum may well vary from month to month.

If specialist glazing is desired, the price for this is typically in addition to the range noted above.  

You may be able to enquire with builders what their normal price per m2 is as an early indication of price but you shouldn't expect any costs to be confirmed with a builder until they are able to assess planning and building control scheme drawings as the minimum.  

Even after a price has been agreed with a builder, it is highly advisable to factor in 10-20% contingency (depending on your project budget) to account for possible unforeseen elements.

By law, anyone who describes themselves as an Architect when involved in designing or constructing buildings must be properly qualified, insured and registered with the Architects Registration Board (ARB). This register of qualified Architects is available on the ARB website to search for properly qualified and trained Architects. This is particularly relevant in a time when the term 'Architect' is frequently incorrectly used to describe anyone who is in the business of producing drawings for submission.
There will be a range of people available who offer 'Architectural services' but if they aren't ARB qualified, they aren't Architects. They may instead refer to themselves as Architectural Designers or Technicians but either way, always ensure you understand the title and qualification of the person you are engaging and don't assume that all consultant options are equal.
Our advice is always to engage a fully qualified ARB registered Architect as not only have they undergone 7 years of intense training through university, work experience and exams,  they are also required by law to adhere to the ARB Code of Conduct and to continually keep up to date with knowledge and their competency. An unregistered designer has no requirement to remain relevant and no code of conduct by which they are regulated. 

The link below takes you to the ARB page where further information on qualified Architects can be found.

https://arb.org.uk/public-information/before-hiring-an-architect/architects-register/

Planning drawings are produced for submission to your Local Planning Authority to assess the scheme mass and Architectural language against the local Architecture and implications on neighbouring properties. The planners will use the planning rules and guidances as the basis for this review. 

Building Regulation submission is a different set of drawings to demonstrate compliance with Building Regulations and the submissions is made either to your Local Building control department or to an Approved Inspector. You may also be required to obtain a Build-over agreement if constructing near a public sewer which your Architect can also assist with.