Architect and builders... where to start?

[Jack757]

After many years we are now in a position to start on our new dream home....Demolish existing bungalow to build 4 bedroom house, approx 250sqm and outbuilding.  So far....

 

We have spoken to a builder locally who has given us lots of advice, viewed his work and he uses a single architect locally that he works with and advised us to discuss with him going forward (this architect has been mentioned numerous times as a recommendation of FB pages to others for extensions etc).

We have also got details of other architects that dealt with rebuilds in the area and similar to the style we are after and knows well the parish criteria etc.

We have also spoken to another builder that again uses a specific architect but want to charge initially £1.5k for a client brief and assessment (at this stage I do not feel I want to pay this).

We really like the work or the first builder but my concern is that prices from the architect will only be applicable to him and not a range of builders/out to tender as another architect (although would presume they are have their go to builders). 

So where do we go now??... Have more architect meetings? Accept the builder will charge the going rate through the route or architect/builder? Cough up £1.5k before even deciding who we will be using?

Please help as I feel we are getting nowhere and to this point we still have no idea of a rough costing apart from online calculators.

[nod]

I’d keep the builder Architect separate 

[Thorfun]

Find the architect you want to work with not one the builder uses. It’s your dream home not the builders!

[Iceverge]

Congratulations. It's an exciting stage to be at. 

 

I wouldn't dismiss a good relationship between a builder and architect. There's a good chance one will design something buildable and the other will be able to execute it properly. 

 

 

All the problems I see from builder and designer being completely disjointed. 

 

 

Do you have a good idea of what you want yourself? Any styles you like or would be acceptable in the area. Asking a few for prelim design isn't unreasonable but you should have a look at their portfolio first and interview previous clients. 

[bmj1]

I don't trust any builders. Ultimately they work for themselves. You need your architect or PM to hold them to account.

 

I've seen first hand the problems when the architect and builder get too cozy, essentially, it's a gamekeeper and poacher scenario.

 

Hire the architect and design team, then a QS to build a BOQ, and run a competitive tender to 3/4 good builders to find your builder.

 

You don't have to go with the cheapest, but you need to run the process. Unless you are skipping the main contractor altogether and running it yourself (as many on here do).

[torre]

Personally I prefer to choose architect and builder separately, on their own merits, so I'd treat this as a recommendation much as you would from someone else; consider them but don't feel you need to give them the initial brief in hope of securing the builder. 

 

23 hours ago, Jack757 said:

spoken to another builder that again uses a specific architect but want to charge initially £1.5k for a client brief and assessment (at this stage I do not feel I want to pay this).

I didn't quite understand this - do you mean the builder wants to charge you and they'd be engaging the architect? I definitely wouldn't consider that, I'd want to be engaging any architect directly at any stage.

 

One of the challenging aspects of a self build is that yours is a one-time deal, whether for the architect, builder, or suppliers. Most will want to maintain their long term relationships with each other and the closer they regularly work together, the more that may mean they lean towards each other rather than to you when things crop up, big or small, that need a solution further down the line.

[bmj1]

Just to add, no way you sub-contract the architect via a builder. That's a big no no

[Indy]

I will echo the advice on here (and you should really take that into account) - keep the architect and builder separate. 

 

The other things I'd like to add:

1. Make sure the architect is local and has worked with your local planning authority and has proven experience of getting approvals.

2. Don't be swayed by the architect's vision of what the house should look like. Start with the guidelines of what you want and let them add the artistic flair but remember that you have to live in the house, not them.

3. At all stages, keep an eye on costs. Good architects will keep your brief and costs in mind though most will get carried away and design something that will cost a lot more to build than you may be willing to spend. 

 

 

[Jack757]

Thanks all. I suppose we are finding it hard to find our feet. I like step 1,2,3.... not not knowing what I should be doing or what's right.

 

The builder we like and have viewed his work has actually recently built for someone we knew (although didn't know that until we viewed it!) so quite liked that first hand recommendation. The architect they use has been highly recommended by various people in the local area where I currently live (they are about 10mins away) so liked the idea of being near rather than miles away but like I say hesitant about it not then going out to tender.

 

The one charging straight away we have dismissed him as felt he hid too much before we even started and they won't leave us alone now!!!

 

I've got details of recommended architects in area that the new build is (only about half hour away from where I am) that has dealt with new builds there and knows the parish council regs etc so will be speaking to them soon.

 

We know what we want, how we want it to look and kind of how we what it laid out and we are aware of what is allowed, also as all properties in the village are now being demolished and rebuilt can see what has and hasn't been allowed. It's a normal family working house not grand designs will lots of wasted space (apologies if this is your design just not my style) and want a normal everyday spec. I can appreciate things change and things possibly end up costing more but I can't/won't magic up ridiculous amounts of extra money when I'm already in too far. Used the online budget tool but obviously that doesn't take into account things like demolition of property and garage, clay soil, trees close by etc so getting an understanding what is affordable seem to be tough.

[Indy]

2 hours ago, Jack757 said:

We know what we want, how we want it to look and kind of how we what it laid out and we are aware of what is allowed, also as all properties in the village are now being demolished and rebuilt can see what has and hasn't been allowed. It's a normal family working house not grand designs will lots of wasted space (apologies if this is your design just not my style) and want a normal everyday spec. I can appreciate things change and things possibly end up costing more but I can't/won't magic up ridiculous amounts of extra money when I'm already in too far. Used the online budget tool but obviously that doesn't take into account things like demolition of property and garage, clay soil, trees close by etc so getting an understanding what is affordable seem to be tough.

 

Very similar to ours. It's not a grand design and has no wasted space. It's meant to be a practical, well built and insulated house for a growing family with ever growing needs for space. I've eked out every possible square foot and it's all earmarked for very specific purposes. No double height ceiling or viewing galleries - as nice as they look. There are areas where we've gone for vaulted ceilings on the 1st floor but that would have been loft space anyway. 

Edited Wednesday at 15:17 by Indy

[Jack757]

On 10/09/2025 at 16:15, Indy said:

 

Very similar to ours. It's not a grand design and has no wasted space. It's meant to be a practical, well built and insulated house for a growing family with ever growing needs for space. I've eked out every possible square foot and it's all earmarked for very specific purposes. No double height ceiling or viewing galleries - as nice as they look. There are areas where we've gone for vaulted ceilings on the 1st floor but that would have been loft space anyway. 

Are you documenting your new build journey? Be interested to see how you started and getting on

[Indy]

Haven't started as yet as it's only just begun (Week 2 of demolition). Taking lots of pictures and will create a thread with some details when there's more substantive material to share. Currently in lots of planning meetings.