A Holistic Approach to Residential Design

Pricing Schedule

LIGHTinFORM

E: studio@lightinform.uk | M: +44 7442 898357 | W: www.lightinform.uk

PROJECT FEE PROPOSAL

Date: [Date of Proposal]
Client: [Client Name]
Project Address: [e.g., 42 Radstock Street, London, SW11]
Project Description: [e.g., Architectural design for a ground floor rear extension and internal spatial reconfiguration].

1. Scope of Work

We will provide architectural design services from initial site measurement through to technical drawings for Building Regulations submission. The scope is broken down into the following phases:

01 — The Brief (Let's talk about your home)

30 minutes, online or telephone. We begin with an initial discussion about your property, and what you'd like to change or develop. This will include;

· Potential opportunities

· Rough budget

· Planning considerations

· Whether the project is realistically viable

· Indicative fee range

· Agreement on whether you wish to proceed or not with a design concept

02 — The Context (Project Initiation)

Following signed acceptance of our appointment and payment of an initial engagement fee (£350 non-refundable), we will carry out a measured survey and analyse local planning and site constraints. Following this, a written summary of requirements will be provided which defines the Brief.

In addition, this phase confirms the existing conditions and formally commences the design appointment. This initial engagement cost will be deducted from the following Phase 03 invoice.

03 — Concept Design & Spatial Planning (30% - invoiced upon final concept sign-off meeting)

We test different layout options, identify opportunities for natural light, and map out the relationships between spaces to establish a clear design direction.

• Included: Production of one (1) floor plan layout with up to two (2) additional updates as required to explore layout options. One (1) feedback meeting to finalise the chosen concept.

• Excluded: Any wholesale changes to the brief or footprint after the concept is signed off.

04 — Planning Application Submission (35% — Invoiced in full once drawings are ready and prior to submission to the London Planning Portal).

If your project requires planning permission, we develop the agreed concept into a detailed submission package for a new home, extension, or major refurbishment.

• Included: Preparation of existing and/or proposed floor plans, elevations, and section drawings; acting as your agent to compile, format, and submit the application to the relevant London Borough.

• Excluded: Post-submission design changes requested by the Council; addressing formal neighbour objections; or preparing planning appeals. Our fixed fee covers work up to the point of official portal submission.

05 — Building Regulations Submission (35% — Invoiced in full once technical packages are ready and prior to submission to Building Control).

Following planning—or if permission isn't required—we advance the design into a robust building regulations package, providing the precise technical information needed for construction.

• Included: Preparation of detailed 1:50 technical construction drawings and specification notes; coordination of layout details with your appointed Structural Engineer; providing the required documentation for submission to Building Control.

• Excluded: Major structural or architectural revisions forced by unexpected site conditions discovered after submission; contractor queries during construction; or extensive redesigns following an independent inspector's plan check. Our fixed fee covers work up to the point of initial Building Control submission.

06 — The Approvals

We act as your nominated Agent to submit applications and liaise with the local authority during the statutory determination period.

2. Fee Structure

We apply a Fixed Fee model to refurbishment projects. This is assessed according to the scale and complexity of the project as defined in the following categories. Note, additional details of these project tier classifications are provided as an addendum to this fee agreement;

Tier 1 - SMALL REFURBISHMENT - Improve the way a part of your home works.

£4,500

Tier 2 - EXTENSION + REFURBISHMENT - Create more space and improve how your home connects and flows.

£6,500

Tier 3 - LARGE EXTENSION / SUBSTANTIAL REFURBISHMENT - Significantly increase and remodel your home.

£9,500

NEW-BUILD HOUSE - Create a new home designed around the way you want to live.

This would be calculated at 10% of the total construction budget.

3. Exclusions (Third-Party Costs)

To maintain transparency, the following services and fees are not included in our architectural fee and must be settled by the client directly:

• Local Authority Fees: Council planning application fee and Building Control fees.

• Specialist Consultants: Structural Engineering calculations, Party Wall Surveyors, or Thames Water build-over agreements (if required).

• Specialist Surveys: Heritage statements (if in a Conservation Area), Flood Risk Assessments, SuDS (Sustainable Drainage) strategies, Ecology Reports or Arboricultural (tree) surveys.

• Post-Submission Services: Post-submission design changes requested by the Council; addressing formal neighbour objections; or preparing planning appeals. Major structural or architectural revisions forced by unexpected site conditions discovered after submission; contractor queries during construction; or extensive redesigns following an independent inspector's plan check.

• Post-Tender Services: On-site contract administration (RIBA Stage 5/6). Where agreed, this would be priced separately as a monthly retainer or a percentage of the contract value.

4. Terms of Business, Copyright & Liability

• VAT: LIGHTinFORM is not currently registered for VAT. All quoted fees are gross and no VAT will be added.

• Payment Terms: Invoices will be raised at the completion of each of the phases above relating to Design, Planning Submission and Technical Submission. All payments are strictly due within 14 days of the invoice date.

• Commencement: To secure your physical property survey and activate the contract, a commencement deposit of £350 is required. This deposit is non-refundable as it allocates dedicated studio time and booking availability to your project. It will be fully credited against your invoice following completion of the Concept Design (Phase 03).

• Copyright & Intellectual Property: LIGHTinFORM retains the intellectual property rights and copyright for all concepts, drawings, and design documentation produced for this project. Upon receiving full payment for all outstanding invoices, the client is granted a non-exclusive license to use the drawings solely for this specific property and project. Drawings may not be used for construction or shared with third parties (e.g., builders) if fees remain unpaid.

• Design Revisions: The fixed fee includes up to two rounds of minor revisions during Phase 03. Substantial design changes requested after this phase is signed off will be charged at our standard hourly rate of £50 per hour, agreed with you in writing beforehand.

• Professional Liability: LIGHTinFORM maintains Professional Indemnity Insurance cover up to £250,000. Our total liability under or in connection with this project shall be limited to this amount.

5. Acceptance of Proposal

If you are happy to proceed on this basis, please sign, date, and return a copy of this proposal via email.

Client Signature: __________________________ Date: _______________

Addendum to Fee Proposal

Clarification of Project Tier Scope

Tier 1: Small Refurbishment (£4,500)

• Target Project Value: £30,000 – £70,000

• RIBA Stages Included:

  • Stage 1 & 2 (Survey & Concept Options)

  • Stage 4 (Technical Design for Building Regs only)

• Design Constraints (The "Boundary Line"): No changes to the external envelope of the building. Maximum 1No. structural opening (e.g., knocking down a kitchen wall).

• Service Scope: Maximum 1No. concept option, 2No. revisions.

• Service Exclusions: This project tier excludes RIBA Stage 3 (Planning). If a Lawful Development Certificate (LDC) is unexpectedly required, this will be classed as an Out-of-Scope Statutory add-on and will be subject to the following additional fees:

• Lawful Development Certificate (Proposed Use): £650 — recommended if the project relies on Permitted Development and you require absolute legal certainty (e.g., for future house sales).

• Lawful Development Certificate (Existing Use): £950 — required if unauthorized historical structures on-site must be regularised before proceeding.

Tier 2: Extension + Refurbishment (£6,500)

• Target Project Value: £70,000 – £150,000

• RIBA Stages Included: Stages 1, 2, 3 (Planning/Permitted Development), and Stage 4 (Standard Building Regs package).

• Design Constraints: Single-story extensions or standard loft conversions up to 40m². Standard construction methods (traditional masonry or timber frame).

• Client Management Limits: Maximum 2No. concept options, 2No. revisions during Stage 2.

• Service Exclusions: This project tier excludes bespoke internal details. Kitchens and bathrooms are drawn as "indicative boxes" only. Structural Engineer fees and costs associated with party wall surveys are completely separate.

Tier 3: Large Extension / Substantial Refurbishment (£9,500)

• Target Project Value: £150,000 – £300,000

• RIBA Stages Included: Stages 1 to 4 (Full Technical & Tender Package).

• Design Constraints: Multi-story extensions, wrap-arounds, or properties in sensitive locations (Conservation Areas, AONB).

• Client Management Limits: Maximum 3No. concept options, 2No. revisions before planning submission.

• Internal Profit Margin Safeguard: Clearly define the limit of electrical layouts (e.g., standard switching grids, no complex automation or AV matrices). Limit 3D visualizations to basic clay renders or white models (no high-end photo-real renders unless charged as an add-on).

New-Build House Design (calculated as a percentage of the total construction budget)

• Note: In the UK, new-build architectural fees are frequently calculated as a percentage of the total construction budget (typically 8% to 12% for a private house), but a fixed tier structure here implies a bespoke fee proposal based on strict stages.

• Service Depth: Maximum accountability. The architect manages the project from a blank plot of land through to handing over the keys.

• Key Deliverables:

  • Site & Context Analysis: Environmental impact assessments, orientation for natural light, and structural foundation strategy.

  • Discharging Planning Conditions: Managing the arduous process of clearing Local Authority stipulations before and during the build.

  • Principal Designer Role: Fulfilling statutory duties under UK Health and Safety laws (CDM 2015 regulations).