Do I Need an Architect Before I Speak to a Builder? 

This is one of the most common questions homeowners ask at the very start of a project: 

Do I need an architect before I speak to a builder, or can I just get a quote first? 

It feels logical to start with a builder. After all, they’re the ones who will actually do the work. 

However, in most cases, speaking to a builder before an architect leads to inaccurate costs, design problems, and expensive changes later. 

This guide explains the right order, why it matters, and when (if ever) it makes sense to speak to a builder first.  

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Why Most People Want to Speak to a Builder First 

Homeowners usually approach builders first because they want: 

  • A rough cost 

  • To know if the project is “affordable” 

  • Reassurance that it’s straightforward 

The problem is that without a proper design, a builder can only guess. 

Those guesses often become the source of budget blowouts later.  

What Happens If You Speak to a Builder First

If you speak to a builder before an architect, one of three things usually happens: 

1. You Get a Very Rough Estimate 

This is often based on: 

  • Square metre rates 

  • Previous jobs 

  • Assumptions about structure and finishes 

These numbers are not reliable and frequently change once drawings exist. 

 

2. The Builder Designs the Project for You 

Some builders will: 

  • Suggest layouts 

  • Propose structural changes 

  • Advise on what “doesn’t need permission” 

This is risky. 

Builders are not trained or insured to: 

  • Design buildings 

  • Interpret planning policy 

  • Assess structural safety 

This often leads to problems later with planning, Building Control, or both. 

 

3. The Quote Becomes the Design 

The project slowly shapes itself around: 

  • What the builder priced 

  • What they assumed 

  • What they are comfortable building 

This approach often limits design quality and long-term value. 

What an Architect Does Before a Builder Ever Should 

  • An architect’s role at the start of a project is to: 

    • Assess feasibility 

    • Design the layout and form 

    • Check planning policy 

    • Coordinate structural input 

    • Prepare drawings that can actually be priced 

    This creates a clear, buildable brief that builders can quote against properly. 

    To understand the full scope of this role, see:

    What Does Nova Habitat Do?

The Correct Order for Most Home Projects 

For most extensions, loft conversions, and major alterations, the correct order is: 

  1. Architect (or architectural designer) 

  2. Planning permission (if required) 

  3. Building Regulations and structural design 

  4. Builders quoting from the same information 

This allows you to compare quotes properly and control risk. 

More Questions?

Final Answer: Do I Need an Architect Before I Speak to a Builder?

In most cases, yes. 

An architect defines the project properly so builders can price it accurately. 
Starting with a builder often leads to assumptions, budget shocks, and compromises. 

If you want control over cost, quality, and approvals, design should always come first.  
 

FAQs

Do I need planning permission for an extension or loft conversion?
It depends on your property and the type of work. We assess this early and handle the planning process if required.

Do you cover London and areas outside London?
Yes. We’re London-based but work across the UK on extensions, loft conversions and new build projects.

Can you deal with building regulations and approvals?
Yes. We prepare building regulation drawings and coordinate the approval process as part of our service.

Planning Permission and Building Regulations Still Apply

Builders do not remove the need for approvals. 

Even if a builder says: 

  • “You don’t need planning” 

  • “Building Control won’t mind” 

The legal responsibility still sits with you as the homeowner. 

To understand the approval process properly, read: 
https://www.nova-habitat.co.uk/whats-the-process-for-getting-planning-permission-in-the-uk 

And for Building Regulations clarity: 
https://www.nova-habitat.co.uk/what-is-the-difference-between-building-regulations-and-building-control 

Official guidance: 
https://www.gov.uk/building-regulations-approval 
https://www.planningportal.co.uk  

How Starting With an Architect Actually Saves Money 

Starting with an architect: 

  • Reduces guesswork 

  • Produces accurate tender information 

  • Prevents costly mid-build changes 

  • Improves build quality and resale value 

It may feel like an extra step, but it usually reduces overall project cost, not increases it.   

How Starting With an Architect Actually Saves Money 

Nova Habitat helps homeowners by: 

  • Assessing feasibility before money is wasted 

  • Designing with planning and buildability in mind 

  • Coordinating structural and technical input 

  • Preparing drawings builders can price accurately 

This avoids the common trap of pricing a project before it is properly defined. 

To speak to the team, visit: 
 

Are There Any Situations Where a Builder Can Come First? 

Yes but they are limited. 

Speaking to a builder first can sometimes make sense if: 

  • The work is purely cosmetic 

  • No structural changes are involved 

  • No planning or Building Regulations are required 

For example: 

  • Bathroom refurbishments 

  • Like-for-like kitchen replacements 

As soon as walls move, steels are added, or approvals are needed, an architect should lead.