Jan 21, 2026
Starting a home improvement project can feel overwhelming. It's tough to know who to call first.
You might wonder if you should hire an architect to design your space before getting quotes. Or maybe you think a planner needs to review your ideas before you spend money on drawings.
Honestly, the answer depends on your project. Understanding what each professional does will help you choose wisely.
For most projects, talking to an architect first is usually the best move. They can assess what's possible, guide you through design options, and handle both planning permission and building regulations.
Architects bring technical know-how and creative solutions that can save you time and money. They’ll also let you know early if you need planning permission or if your project falls under permitted development rights.
But sometimes, starting with a builder or going straight to a planner makes more sense. If you’re working with a tight budget or just want a simple extension, a builder might give you a realistic cost estimate before you invest in drawings.
Knowing when to involve each professional—and what to ask them—can really set your project up for success.
Key Takeaways
Architects are usually your first contact. They assess what’s possible, create designs, and manage planning and building regulations.
In your first meeting with an architect, discuss their fees, experience, planning success rate, and project timeline.
Builders might be a better starting point if you have a simple project or a tight budget and just want rough cost estimates before design work.
Deciding Who to Contact First: Architect or Planner?
The choice depends on your project type and whether you need design expertise or planning guidance. Most home projects benefit from starting with an architect who can shape your vision and figure out if you need planning permission.
Understanding the Roles: Architect vs. Planner
An architect takes your ideas and turns them into detailed designs and technical drawings. They focus on aesthetics, functionality, and how your space will work for your life.
Architects know building regulations and can tell you if you’ll need planning permission.
A planner specialises in navigating planning policy and securing approvals from your local council. They understand permitted development rights, conservation areas, and planning constraints.
Planners prepare and submit planning applications, but they don’t usually create architectural designs.
Key differences:
Architects design your space and can handle planning applications.
Planners focus on planning strategy and approvals.
Architects provide construction drawings for builders.
Planners advise on planning policy and restrictions.
Most architects offer planning services as part of their work. You usually won’t need a separate planner unless your project faces complex planning issues.
Project Type and Complexity Considerations
Contact an architect first for home extensions, loft conversions, and new builds. These projects need both design work and planning expertise.
Your architect will check if you need planning permission and can submit the application for you.
Choose a planner first if your project is in a conservation area, involves a listed building, or has been refused planning permission before. Specialist planning knowledge helps in complex situations.
When to contact an architect first:
Home extensions and conversions
New builds
Renovations needing design input
Projects where you want design options
When to contact a planner first:
Previously refused applications
Listed building projects
Conservation area developments
Sites with tricky planning constraints
Simple Projects and Permitted Development
Small projects under permitted development don’t need planning permission. Permitted development covers certain home improvements with size and height limits.
An architect can quickly check if your project qualifies.
Even for simple projects, contact an architect first. They’ll verify your permitted development rights and make sure your plans meet building regulations.
Some projects are permitted development but still need building control approval.
If your project goes beyond permitted development limits, your architect will advise on next steps. They can adjust the design to boost your chances of approval or explain the planning application process.
This saves you time compared to bouncing between different professionals.
When to Speak to an Architect and What to Prepare
Getting in touch with an architect at the right time, and being prepared, can save you a lot of hassle. You want to reach out early enough to get their expertise, but also have your thoughts together for a good first chat.
Ideal Timing to Engage an Architect
Speak to an architect before you commit to buying a property or finalising renovation plans.
Many homeowners wait until they’ve made big decisions, but that can lead to expensive changes later.
Contact an architect while you’re still exploring options. If you’re buying a house to renovate, talk to one before you exchange contracts.
They can check if your ideas are actually possible on that property.
An architect can do a feasibility study to see if your project is viable. This early check looks at planning constraints, structural limits, and your budget before you spend a lot.
You don’t need everything figured out before you reach out. Speaking to an architect early can save you time, money, and stress by helping you avoid mistakes.
Essential Information and Documents to Bring
Your first meeting with an architect goes better if you bring the right info. Most offer a free initial consultation, so make it count.
Gather these before you go:
Property documents: deeds, existing plans, or surveys
Planning history: any previous applications or refusals
Budget range: even a rough idea helps
Inspiration images: styles and features you like
Site photos: from different angles
Any constraints: listed status, conservation area, etc.
Jot down specific features or requirements that matter to you. Think about views you want to keep, natural light, or sustainability goals.
Tell your architect how you use your home. Do you work from home? Need more storage? This stuff really helps them design for your real life.
Setting Project Goals and Briefs
Your project goals need to be clear before design work kicks off. Think about what you want and why.
Define your main outcomes. Are you adding space, improving energy efficiency, or changing how your home functions?
Each goal shapes how the architect approaches your project.
Consider these when preparing your brief:
Aesthetics – what style or vibe do you want?
Use and lifestyle – how do you actually live in the space?
Space needs – room sizes and numbers
Timeframes – when do you need it done?
Budget – be realistic, and add a contingency
Be specific about must-haves and definite no-gos. If you hate the idea of moving the staircase, say so right away.
Write down your priorities. It’ll help when you need to make tough choices later.
Key Questions to Ask at Your First Meeting
Your first meeting with an architect or planner sets the tone for your whole project. It helps to have some questions ready so you can get a feel for their style, costs, and whether they’re right for you.
Understanding Fees and Additional Costs
You need to know how they charge. Some architects use a fixed fee, others take a percentage of your project cost, or bill by the hour.
Ask them to explain their method and why it fits your project.
Request a breakdown of what’s included in their fee. This should cover everything from initial sketches to technical drawings and planning applications.
Many professionals charge extra if you change the project scope or need more revisions than agreed.
Ask about disbursements—these are third-party costs like planning application fees, building control submissions, and specialist consultant reports.
You’ll probably need to budget for structural engineers, surveyors, and other experts too.
Find out how much contingency you should set aside. Most suggest 10-15% of your construction budget for surprises.
Discussing Experience and Previous Projects
Ask if they’ve done projects like yours in size, style, and complexity. Request to see their portfolio with similar examples.
A loft conversion isn’t the same as a new build.
Check if they’ve worked with your local council before. Experience with local planning rules can really help.
Ask about any challenges they see with your site or brief.
Find out who’ll actually work on your project day-to-day. In bigger firms, the person you meet first might not be the one doing the design work.
Exploring Design Advice and Process
Ask them to walk you through their design process from start to finish. How do they go from your ideas to detailed designs and construction drawings?
Do they create a formal project brief to document your needs and goals?
Check if they use 3D design software or visualisation tools. These can really help you picture the design before committing.
Ask how many design revisions are included and what happens if you want more changes.
Find out how they approach bespoke designs and balance your vision with practical stuff like budget and planning rules.
Ask what role they play during construction. Do they offer site visits, or just provide drawings and leave the rest to you or your builder?
Navigating Planning Permission and Building Regulations
Planning approval and building regulations are different beasts. Planning permission is about whether your project fits with local planning policies.
Building regulations make sure your construction is safe and up to code.
The Planning Application Process
You submit planning applications to your local planning authority. Most take about eight weeks, but complex projects can drag on for 13 weeks or more.
Your application needs detailed drawings, a site plan, and supporting documents.
A planning officer will check if your proposal meets local policies. They’ll look at things like design, how it affects neighbours, and the area’s character.
The council can approve, refuse, or ask for changes. If they refuse, you can appeal or submit a revised application.
Many councils offer pre-application advice, so you can discuss your plans before you apply. It’s worth doing if you want to spot issues early.
Building Regulations and Building Control
Building regulations are separate from planning. You need building control approval even if you don’t need planning permission.
These rules cover structure, fire safety, ventilation, drainage, and energy efficiency.
Building control officers inspect your work at key stages. You have to notify them before starting and at certain milestones.
You can use your local authority’s building control service or an approved inspector. Both give the same legal approval.
Inspections usually happen at foundation, damp-proof course, and completion stages.
Maximising Permitted Development Rights
Permitted development lets you do certain building work without full planning permission. This covers things like extensions, loft conversions, and outbuildings within set limits.
Single-storey rear extensions usually go up to six metres for terraced or semi-detached houses, and eight metres for detached houses.
But these rights vary based on your property type and location. Conservation areas, listed buildings, and flats have different rules.
Some permitted development projects still need prior approval from the council. This is easier than full planning permission, but they’ll still check things like design and neighbour impact.
Alternative Routes: Builder First or Design & Build Services
Not every project needs to start with an architect or planner. If you already know what you want and your budget is tight, talking to a builder first can give you a ballpark cost.
Design and build services combine design and construction under one roof. It’s streamlined, but you might have less say in the details.
PlanSure turns planning insight into clear next steps tailored to your property.
When a Builder Might Be the First Step
A reputable builder can give you a realistic budget based on current material and labour costs. This works best if you already know exactly what you want and don't need much design advice.
For straightforward projects like a simple kitchen extension or a single-storey addition, talking to a builder first can help you see what's possible within your budget. Builders often spot construction challenges early—things like awkward site access, tricky waste removal, or issues with older properties that might bump up costs.
A site visit from an experienced builder often reveals practical constraints you wouldn't catch from photos alone. Still, a builder can't replace a qualified design professional.
You'll need professionally drawn plans from a surveyor, architectural technologist, or engineer to get planning approval and satisfy building control. Builders usually don't handle planning applications or provide the detailed design insight that comes from architects.
Benefits and Trade-Offs of Design and Build Services
Design and build companies combine architectural design and construction under one roof. You work with a single team from the first idea through to completion, which can make communication much simpler.
This approach often speeds up decision-making and keeps the project moving. You avoid the back-and-forth between separate architects and builders who might not always see eye to eye. Some design and build outfits specialise in things like loft conversions, so you get focused expertise for those jobs.
But there are trade-offs. You might pay a bit more overall, and you could lose some flexibility for truly bespoke designs. You're tied to one company's way of doing things, and if you want something really unique, a specialist architect might just have more creative solutions up their sleeve.
Choosing Between Bespoke Designs and Integrated Solutions
Your choice comes down to how complex your project is and what you value in the design. For straightforward extensions where speed and convenience are key, design and build services can be very efficient.
If you want a one-of-a-kind design that uses space creatively or adds real value to your property, an independent architect gives you more freedom. Think about how much input you want in the process.
Independent architects usually offer more design exploration, showing you multiple concepts and tweaking ideas to fit your lifestyle. Design and build companies often work from set templates, which can mean less room for experimentation.
Budget matters too. Get quotes from both routes and weigh the value of bespoke design against the convenience of integrated services. Sometimes the cheapest upfront option doesn't add the most value in the end.
Defining Your Team: Surveyors, Project Managers, and Other Professionals
Besides architects and planners, you'll probably need other specialists for your build. Surveyors give you essential site measurements and boundary details.
Project managers coordinate the whole build from start to finish.
The Role of a Surveyor in the Project
A surveyor provides accurate info about your property before you start any home improvements. They measure boundaries, check ground conditions, and spot potential issues that could affect your build.
You'll need a surveyor early on, usually before your architect finalises designs. There are different types of surveys.
A boundary survey confirms your property lines and keeps things smooth with neighbours. A topographical survey maps features like slopes, trees, and drainage. For extensions or conversions, a measured building survey records your existing structure's exact dimensions.
Common surveyor services include:
Setting accurate property boundaries
Finding underground utilities and services
Checking ground stability and load-bearing capacity
Detecting damp, subsidence, or structural issues
Providing legal documents for planning applications
Your surveyor's findings shape your architect's design and what your planner needs. Without this data, you risk expensive mistakes during the build.
Engaging Project Management Services
Project managers coordinate all aspects of your build from start to finish. They schedule tradespeople, order materials, manage budgets, and keep an eye on quality.
A good project manager saves you time and stress by handling day-to-day site operations. You might not need a dedicated project manager for smaller jobs.
But for complex builds, extensions, or new homes, their expertise is a real asset. They act as your main point of contact, linking you with your architect, contractors, and local authorities.
Key project manager responsibilities:
Creating and updating realistic timelines
Hiring and supervising contractors
Tracking expenses against your budget
Ensuring compliance with building regulations
Sorting out site issues quickly
Project managers usually charge a percentage of total costs (about 5-10%) or a fixed fee. Consider hiring one if you lack construction experience, live far from the site, or just don't have time for regular oversight.
Approaching Specialist Projects: Extensions, Renovations, and Sustainability
Extensions and renovations often need specialist input from both architects and planners, especially if you're aiming for sustainable outcomes. The order you approach them depends on your project's complexity and whether you need design expertise or regulatory advice first.
Home Extensions and Kitchen Projects
You don't legally have to hire an architect for a home extension, but bigger projects benefit from their skills. Architects bring problem-solving know-how and experience with planning permission, building regs, and project management.
They can help you make the most of your space and deliver a more thoughtful design. For standard-style extensions, some experienced builders offer a one-stop shop—handling planning, drawings, and building regulations.
This works well if you already know what you want. If you're unsure how your kitchen extension should look or want something unique, an architect can help you brainstorm ideas first.
Key professionals to consider:
Architect – Full design service, planning applications, project management
Architectural technologist – Design expertise focused on building science and engineering
Structural engineer – Needed for structural changes, provides calculations and specifications
Builder – Can design and build standard extensions without a separate architect
Your structural engineer supplies the technical drawings that building control needs. For renovations affecting party walls, you may need a party wall surveyor—especially for loft conversions or extensions that require steel supports or new foundations.
Prioritising Sustainable Design and Future-Proofing
Sustainable design starts with early planning conversations with an architect who gets environmental considerations. They can weave in eco-friendly features from the start, rather than tacking them on later.
This could mean passive heating and cooling, renewables, or sustainable materials. Talk to your architect about future-proofing before you get into planning.
They'll look at ways to cut energy use, improve insulation, and add tech that meets current and upcoming building regs. Planning officers want to see sustainability measures in your application.
Your architect can recommend materials with lower embodied carbon and design for flexibility as your needs change. Structural engineers help by suggesting sustainable building materials that still meet safety standards.
Sustainable home renovations generally need more time. These projects require careful coordination between your architect, structural engineer, and specialists—maybe for heat pumps or solar panels.
Frequently Asked Questions
Knowing what to ask architects and planners helps you make smarter choices about your project. These questions cover everything from first meetings to design approaches and professional fit.
What questions should I pose to an architect during our initial consultation to ensure my project's success?
Ask if the first meeting is free. Most architects offer a complimentary chat to discuss your project and what they can do.
Check their qualifications and make sure they're registered with the Architects Registration Board. You can verify this at www.arb.org.uk.
Get details about their fees and payment schedule. Architect fees usually range from 3% to 15% of total construction costs, with higher rates if they manage the whole project.
Find out about their availability and current workload. You'll want to know if they can start soon or if there's a wait.
Could you outline the primary concerns architects address when embarking on a new project?
Architects start by checking if your project is feasible for your site. They look at planning restrictions, structural limits, and local authority rules.
They also want to know your budget right away. This helps them suggest design solutions that fit your finances.
Planning permission success rates matter too. Local architects often know area-specific policies and have useful contacts at the council.
Which inquiries are essential to understand an architect's design approach for my home?
Ask to see their portfolio. This gives you a sense of their style and the quality of their work.
Find out if they have a signature look or if they adapt to each client. It's good to know how much creative control you'll have.
Ask about their track record with planning applications in your area. This shows if they're familiar with local requirements and can navigate approvals.
Ask what makes them different from other architects. Their answer should help you see if their approach matches your priorities.
What should I prepare to discuss in my first meeting with an architect to streamline the design process?
Bring photos or examples of designs you like. Visuals help your architect quickly get your taste.
Be ready to talk about how you'll use the space. Share your daily routines, family needs, and any must-haves.
Have a budget in mind, even if it's just a ballpark. Architects need this to guide their recommendations.
Mention your timeline and any firm deadlines. This lets the architect see if they can work with your schedule.
As a potential client, what are the critical questions I need to ask an architect to ascertain their suitability for my project?
Ask for references from previous clients and if you can contact them. Talking to past clients gives you insight into the architect's responsiveness and reliability.
Ask about their experience with projects like yours. If you're planning a loft conversion, you want someone who's done several before.
Check their professional indemnity insurance. This protects you if something goes wrong with their advice or design.
Ask who your main contact will be during the project. You'll want to know if you'll be working with the architect you met or someone else on their team.
PlanSure turns planning insight into clear next steps tailored to your property.
What are the key questions I should ask to effectively communicate my vision and objectives to an architect?
Ask what design advice they can offer right away during your first meeting. A good architect should bring something fresh to your ideas from the start.
Find out how they gather information about your needs and set priorities. Do they have a clear way to capture your requirements and preferences?
Ask them how they handle disagreements over design choices. Will they respect your decisions, or do they tend to push their own solutions?
Check how they like to communicate and how often you’ll get updates. Do they prefer email, phone calls, or face-to-face meetings? Matching their style with yours can make things smoother.