When an architect quotes a fee as “12 percent of construction cost,” many homeowners are unsure what that actually covers or whether it is reasonable. Here is a clear explanation.
What the Percentage Covers
A full-service percentage fee typically covers all five phases of architectural work: schematic design, design development, construction documents, bidding assistance, and construction administration. It usually does NOT include structural engineering, civil engineering, survey, or permit fees, which are billed separately.
Typical Percentages in Seattle (2026)
- New custom homes: 10 to 15%
- Renovations and additions: 12 to 18% (higher because renovation is more complex per square foot)
- Commercial projects: 8 to 12%
- Small or simple projects: may be quoted as a fixed fee instead
Why Renovations Cost a Higher Percentage
Renovation requires documenting existing conditions, designing around what is already there, and solving problems that only appear once walls are opened. This takes more design hours per dollar of construction than new construction.
How to Evaluate a Percentage Fee
Compare what is included. A 10% fee that stops at permit submission may be more expensive in practice than a 14% fee that includes full construction administration, because you will need to pay someone to oversee construction either way.
Percentage vs. Fixed Fee
For well-defined projects, a fixed fee gives budget certainty. For projects where scope is still evolving, a percentage scales naturally. See our full comparison: architect fee structures in Seattle.
Ready to Start Your Project?
Piper Cole Architects offers a free initial consultation for all project types. Based in Kirkland, WA. Serving the entire Seattle metro area since 2000.