For residential projects like extensions, renovations and new builds, architects are usually hired after a client:
- has a rough idea of the brief, even if it’s still vague (e.g. “larger open-plan kitchen”, “extra bedroom”).
- has set an outline budget and knows how it will be financed.
- is in ownership of the property/land.*
Before you own the property: get impartial pre-purchase advice
If you’re considering buying a home to renovate, the best time to get architectural input is often before you commit. Traditional practices may offer early advice as a route to win future design work, which can create a conflict of interest.
The Potential House is different: they don’t take follow-on design work, so pre-purchase appraisals are completely independent. Think of it as the architectural equivalent of a survey focused on feasibility, planning risk and value — helping you decide if the property is the right purchase at the right price.
- Review of agent floor plans/photos and your wish list
- Early read on planning (PD vs planning permission, conservation/Article 4)
- Structural constraints (load-bearing walls, roof type for lofts)
- Budget level indicators and risks to programme
*Can I hire an architect before completion?
Although it’s more common to hire for full design services once you own the property, many architects are happy to talk during the sales process. You could ask for a feasibility report or a quick desktop review.
If you want objective, no-strings guidance specifically to inform a purchase decision, book an impartial appraisal with The Potential House first. Then, once you complete, move into full design with a practice you love via Design for Me.
Image above by Heidi, architect in East London. See her full profile and shortlist her for your home project here.
Do I need an architect?
See our full article on this subject here, but the short answer is no, not legally. However, a good architectural design professional can:
- Find the best design solution for your brief
- Advise where to spend vs save
- Guide you through planning, Building Regulations, freeholder consent and party wall matters
- Help you appoint a builder, get like-for-like quotes and (if appointed) oversee the build
You may decide not to hire an architect if:
- Your contractor offers design & build (often via an in-house/partnered designer)
- You hire an architectural technician/technologist (differences explained)
- The work is internal and you hire an interior designer (guide)
Should I speak to builders before hiring an architect?
You can speak to builders early for ballpark costs and to build a shortlist, but you won’t get accurate quotes without drawings and a specification.
The design stage is critical: it drives satisfaction with the outcome, controls risk on site, and helps avoid disputes. A clear package lets you obtain comparable prices and keeps everyone aligned.
How much does an architect cost?
FAQs: Hiring an architect (and pre-purchase advice)
When is the earliest I should involve an architect?
As soon as you’re seriously considering a property with renovation potential. Start with an impartial appraisal from The Potential House to test feasibility and risk before you offer or exchange.
What’s the difference between an appraisal and full architectural services?
An appraisal is a short, objective review to inform a purchase decision. Full services begin after you own the property and include measured survey, design, planning/PD, Building Regulations, technical design and tendering.
Can an architect advise from agent floor plans only?
Yes — a quick desktop review can flag structural constraints, planning considerations and likely layouts. Site visits provide greater certainty.
Will an appraisal replace a survey?
No. It complements (not replaces) a building survey. Think of it as the design/feasibility counterpart to a surveyor’s structural/condition report.
Should I wait for planning approval before hiring?
No. Your architect typically prepares and submits the planning application (or confirms Permitted Development). Early involvement improves strategy and outcomes.
How do I find the right architect after completion?
Post your project on Design for Me to be matched with vetted residential architects who fit your style, scope and budget.
Get Matched with an Architect, Interior Designer or Garden Designer
Ready to get started? Post your project and we’ll match you with home design professionals – all over the UK – who are a perfect fit for your brief. It’s free, fast and no obligation.
- See who’s interested in your job
- Shortlist design pros
- Arrange consultations – for free!
