10 Questions to Ask Before Hiring an Architect
An architect shapes your home and manages a significant portion of your budget. The right one understands your vision, navigates planning, and keeps your project on track. The wrong one can waste months and thousands of pounds. Ask these questions before committing.
Our in-house team of qualified, insured architects covers all of NW London.
Get a Quote1.Are you RIBA chartered or ARB registered?
The title "architect" is legally protected. Only ARB (Architects Registration Board) registered professionals can call themselves architects. RIBA chartered architects meet additional professional standards.
Yes — here is my ARB registration number and RIBA membership.
Using the title "architect" without ARB registration (this is illegal), or calling themselves an "architectural designer" to avoid the question.
2.Have you worked on similar projects in this area?
An architect who knows Camden/Westminster planning policy and conservation area rules will navigate approvals far more efficiently than one learning on your project.
Yes — here are three similar projects I have completed in NW London, including one in a conservation area.
No local experience, or no experience with your project type.
3.How do you charge — fixed fee or percentage?
Architects typically charge 8-15% of construction cost, or a fixed fee. Know exactly what is included at each RIBA stage and what triggers additional fees.
I charge a fixed fee for each RIBA stage, clearly set out in my appointment letter. Additional services are listed separately.
Unclear fee structure, or fees that balloon at later stages.
4.Which RIBA stages are included in your fee?
There are 8 RIBA stages (0-7). Many architects quote only for design stages (0-3) and charge separately for technical design, construction, and handover. Know exactly what you are getting.
My fee covers stages 0-4 (briefing through technical design). Contract administration (stage 5) is quoted separately. I will walk you through each stage.
Vague about stages, or not knowing what the RIBA stages are.
5.How do you handle planning applications?
Planning applications require local knowledge, strong presentation, and experience with pre-application discussions. A poorly prepared application wastes months and fees.
I manage the full pre-application and formal planning process. I have submitted X applications to Camden/Westminster in the past year with Y% approval rate.
No clear process, or delegating planning to a planning consultant without managing the relationship.
6.Will you manage the build — or just the design?
Many architects stop at planning approval. Contract administration (managing the builder against the specification) is a separate service. Decide upfront whether you need it.
I offer contract administration as a separate service. It covers site visits, certification of payments, and managing variations. Here is what it costs.
Assuming you will manage the builder yourself, or not explaining the difference.
7.How do you handle design changes?
Designs evolve. Every significant change after RIBA Stage 2 (Concept Design) costs time and money. Agree upfront how many revisions are included and how changes are costed.
Two rounds of revisions are included at each stage. Significant scope changes after Stage 2 sign-off are charged at my hourly rate of £X.
No clear revision policy, or changes at any stage without cost implications.
8.What is your typical turnaround time for drawings?
Projects stall when architects are overloaded. Slow drawing production delays planning applications, Building Control submissions, and ultimately the build.
Typically 2-3 weeks for planning drawings, 4-6 weeks for full technical package. I have X projects running currently and can commit to these timescales.
Vague timelines, or current workload that suggests your project will be deprioritised.
9.Do you have professional indemnity insurance?
If an architect makes a design error that causes the builder to construct something wrong, professional indemnity insurance covers the rectification cost. It is essential.
Yes — I carry £X professional indemnity insurance. Here is my certificate.
No PI insurance, or a level that is insufficient for your project value.
10.Can I see your design process — how do you present designs?
Some architects present 2D plans only. Others provide 3D visualisations, CGIs, and physical models. Know what you are getting and how decisions will be presented to you.
I present designs in 3D SketchUp/Revit models and can commission CGIs for planning applications. Here are examples of how I present options.
Only 2D drawings with no visualisation, or no examples of presentation style.
Skip the research — our team is ready
Every architect at Hampstead On Demand is qualified, insured, and experienced with NW London properties. We do the due diligence so you do not have to.
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