Frequently Asked Questions

Yes. Pencil and Brick Architects Ltd. is a RIBA Chartered Practice (No. 20016109). This means we meet the Royal Institute of British Architects’ strict criteria for quality, professional conduct, and insurance. It gives our clients an additional layer of assurance that they are working with properly qualified, regulated architects.

We offer two main services. First, standalone architectural design; covering feasibility studies, concept design, planning applications, building regulations drawings and technical design, for clients who have their own builder. Second, a full design and build service where our architects and construction team work together from initial concept through to completed build, all under one contract.

We have written a full guide on this called The 15 questions we would ask any architect  Key things to explore include: their experience with projects of similar size and type; how they handle cost conversations and budget accountability; what their planning success rate is in your borough; how involved senior team members stay throughout; what happens if designs run over budget; and what their contract terms look like. The guide is available in our Resources section.

Absolutely. You’re very welcome to work with us just for the architectural design or drawings and we’re always glad to collaborate in a way that works best for you. While we also offer a full design-and-build service, we don’t believe in locking anyone in.

That said, we do approach architecture with the build in mind from day one. 

A good design should always consider how it will be built: practically, economically, and sustainably,  so even when we’re not involved in construction, we’re still thinking ahead to make sure the project runs smoothly down the line. If you decide not to use our build team, we’ll still go the extra mile to help you find the right people. We can provide a shortlist of trusted, accredited builders to approach, so your project is in safe hands.

If you are unsure about building just yet, there’s also no pressure to decide straight away. Our process gives you space. You won’t need to commit to our build services until around the planning stage. At that point, if you’re interested, we can offer our Early Detailed Pricing – a unique approach that gives you a realistic view of build costs well before the technical design stage. It’s a powerful tool that helps you stay on budget and avoid surprises, whether you build with us or not.

We know that we may not be the only architect firm that you may be looking at and so we’ve created this helpful guide with the 15 Questions we would ask prospective architects if it was our home transformation project. Read it here 

We specialise in home extensions (particularly kitchen extensions and rear extensions), loft conversions, whole-house renovations, basement conversions, and sustainable home retrofits. We are particularly experienced with Victorian and Edwardian period properties in North and East London, including homes in conservation areas and listed buildings.

Yes, in certain cases we can take on a build where we haven’t done the architectural design  although we’re very selective about taking on build-only projects, and a few important conditions would need to be in place.

Our design-and-build process is carefully integrated, which means we add the most value when we’ve been involved from the early design stages. It’s how we ensure the build is smooth and stable, well-managed, and aligned with both your budget and vision.  

That said, we do sometimes build projects designed by others as long as the design is well-developed, realistically costed, and the setup aligns with how we deliver. We don’t tender competitively or work under contract arrangements where we’re not leading procurement and project management, as that often leads to under-estimated risks, costs and compromise.

So while it is possible, we’ll always review the project first to make sure it’s a good fit for us, for you and for the end result.

It’s only with our Full Design and Build service that we can offer our unique Design to Budget approach. This is because when we design and build, our Early Detailed Pricing is done inhouse by the same office and site team that would ultimately sign the building contract and build your work – we can’t offer that continuity, efficiency and accuracy if a third party builder is required.

Our senior architects and site leaders stay closely involved across every stage of your project, especially where their experience adds the most value.

You’ll often have a senior architect as your project lead, and even when that’s not the case, we hold regular internal reviews where senior team members guide design decisions and keep the project on track. Key meetings, especially design presentations and major milestones are often attended by a senior architect or director.

If you go on to build with us, you’ll also start seeing our senior site team involved just after planning. As the project progresses toward the critical construction stages, senior involvement naturally increases. We also hold regular on-site meetings with you during the build, led by our senior team  and we’re always available for check-ins or video calls when needed ensuring you’re in the safest hands throughout the process.

Our design process is intentionally structured to avoid that exact situation. We follow the RIBA Plan of Work (the industry-standard framework for architectural projects) and we’ve adapted it to suit homeowners, especially those tackling complex renovations, and extensions . The process is phased, iterative, and designed to give you plenty of input and clarity at every step. To explain a little more clearly how it works, in the early stages we explore a range of options with you, looking at space, light, budget, materials, planning constraints, and more. You give feedback at each stage, and we refine the design in response to this. It’s a collaborative process that builds steadily from big-picture ideas and desires into detailed increasingly-feasible proposals and it’s based entirely on your brief and preferences. We do this twice before the planning stage, increasing the relevant detail each time. Because of this iterative partnership approach it would be highly unlikely that you would not then be happy with the designs.

That said, if for any reason you were dissatisfied with the design direction, we would pause and talk it through. Sometimes it’s just about revisiting the brief or making another round of iterations. And if we feel something in our process didn’t deliver within reason, our senior team will review it and we’ll often add an extra design step, at no extra cost, to make it right. You’re also free to use the design work we’ve done up to that point including survey drawings and feasibility studies as they remain licensed for your use for the purpose they were originally created. We use the RIBA standard copyright clause so you know your fair use of work produced for you is protected. We don’t see this happen often. Most of our clients tell us the process feels clearer and more collaborative than what they’ve experienced elsewhere. But if it does happen, we would ensure to approach it with the same openness and care that runs through the rest of our ways of working.

We are based in East London (nestled right between Brick Lane/Shoreditch), and we operate as an architect-led design and build firm. Here are the areas we cover:

• Design & Build Service Areas: Our comprehensive, turn-key design and build service (which includes both architectural design and physical construction) is primarily focused on the North and East London private residential market. This focus allows us to provide the highest level of on-site project management, quality control, and dedicated attention that our integrated model is known for.
  We have covered areas such as: Barnet, Camden, Enfield, Hackney, Hampstead, Haringey, Highgate, Islington, Kensington & Chelsea, Lewisham, London, Newham, Southwark, Tower Hamlets, Waltham Forest, Walthamstow, Westminster
• Architectural Design Service Areas: While our build work is London-centric, our architectural expertise is not limited geographically. As architects, we have the capacity to undertake architectural design projects anywhere, especially when clients intend to engage their own building team, or for early-stage conceptual work. We are happy to discuss design projects in other locations where our distinct architectural and sustainable design approach can add significant value.

At the construction division of our practice, Pencil and Brick Ltd, our core team typically comprises about five site labourers and manager who are consistently present on-sites. That number expands to near fifteen when we have three sites operating simultaneously. We understand that having the right people in the right roles is crucial when undertaking projects. Rather than adopting a “jack of all trades” mentality, we prioritise having the most skilled trades, labourers and professionals for each task to maintain the high standards and quality our clients expect.

This is why we collaborate with numerous subcontractors, each specialising in different areas.

These specialisms can include things like electrics, heating and plumbing, bespoke joinery and so on.

While it may seem unrealistic for a smaller design and build firm in North and East London to employ such a diverse range of specialists, we consider this our unique advantage. Over the years, we have meticulously sought out the most aligned, high-quality and cost-effective subcontractors. Our strength lies in the relationships we have built with these specialists and how we utilise their expertise to benefit your home transformation projects.

So yes, we do engage subcontractors for their specific skills within your project, but you can be assured that they will always share our values of quality and craftsmanship, enhancing your build and the final outcome.

The short answer is yes. Most of our projects start from £150k+ construction budgets. We have learned this is the point where we can do great work without cutting corners. If you are hovering around that number and wondering if it could work, just ask.

If this isn’t quite within your budget, we still want to make sure you’re on the right track. Accreditation really matters. Make sure any architect you work with is RIBA accredited, and any builder is accredited by the Federation of Master Builders or a similar body. Choosing an unaccredited builder can end up costing far more than you save, so it’s worth taking the time to choose carefully.

We’ve also written a handy blog if your budget is between £50k-150k which outlines all you need to know to make your project a success. Read more here 

Yes. Our construction company, Pencil and Brick Ltd., is an accredited member of the Federation of Master Builders (FMB). We are also FMB Award winners; in 2023 for Large Home Renovation and Bathroom (London), and in 2025 for our kitchen design project. FMB membership means we are independently vetted for quality, insurance, and reliability.

Only in narrow circumstances. 

We’ve found that when parts of a project sit outside our coordinated process and responsibility, even small things can cause big problems – adding on both cost and time delays. So as a rule, we ask to manage the supply and coordination of all fixed elements.

In our experience, when clients supply their own items, say bathroom fixtures, a sink, or a window,  it might seem simple on the surface but it often leads to compatibility issues, missing parts, incorrect specs or delays on site. We’ve seen it many times before, and it’s rarely worth the stress.

That said, we’re always happy to chat about small exceptions. We just ask that, if you are providing something, you’re fully responsible for its spec, delivery, storage, and any knock-on costs if it causes delays or needs to be replaced. Our terms of business cover all this, and we can talk you through it clearly.

So while we understand the appeal of sourcing certain items yourself, we strongly recommend keeping all fixed and fitted elements  like bathrooms, kitchens, flooring, lighting, and more  within our process in order to avoid costly surprises and ensure everything comes together properly on site.

Yes you can and in fact, it’s often a very smart move. 

Once you’ve had your offer accepted and your mortgage provider or conveyancer is asking you to arrange a building survey, it can be the perfect time to commission a measured survey as well. And, if you have strong indications from the seller that the purchase is likely to go ahead smoothly, having an architect carry out a measured survey (often using a 3D laser scan) before exchange or completion lets you compare the results with your building surveyor’s findings. For example, if the building survey mentions sloping walls, bulging brickwork, or uneven floors, the measured survey can precisely capture and quantify these issues.

Organising a measured survey before completion allows you to plan future works early which can enable your architect to begin the design phase if you intend to renovate before moving in. It also saves time overall by overlapping the survey with the purchase process, helping you avoid delays once you get the keys.

Most of our customers choose to have their measured survey carried out after the offer has been accepted but before exchange and completion, giving them confidence in the property and helping them prepare for any remedial work or design changes in advance.

Although it might sound dramatic, the only crime a CCTV drain survey will uncover is what your drains are doing when no one is looking… and that is exactly why it is so useful before you start a house refurbishment.

A CCTV drain survey is all about understanding what is happening underground with your drains and sewers. Because these pipes are hidden below ground, you would otherwise be guessing where they run, how deep they go, and what condition they are in. A survey shows exactly where everything is, which is vital before you start designing foundations or extensions.

But it’s not just about knowing where your own drains are. Sometimes a water company sewer runs through your land, and even if council drainage searches or water searches do not show any mapped evidence, that does not always mean there is nothing there. Missing this early can impact what you are allowed to build and how much it could cost to build.

A CCTV survey can also reveal if your neighbour’s waste is travelling through a shared drain or sewer on your property. If that is the case, a Thames Water Build Over or Build Near application might be required. This usually happens at the technical design stage, after planning permission, and it needs input from a structural engineer to design how your foundations or slabs will bridge over the pipe safely. Thames Water may cover the cost of repairs if the sewer needs attention, but this is much easier to sort out before your builder starts work.

Skipping a CCTV survey can lead to delays and extra costs. If a shared or public sewer is discovered after construction has started, work may need to stop while an application is made and designs are revised. That pause can last weeks or even months, costing money and disrupting your schedule. A CCTV drain survey is a relatively inexpensive step, usually around £300–£400 plus VAT, and the best surveys use radar to show both the location and the depth of drains. 

Getting this information early helps you and your architect make informed decisions, plan any necessary repairs or build-over solutions, and keep your project on track from the start.

Your neighbour’s success can be a useful reference, but it’s not a guarantee.

Every property has its own context, and each planning application is considered individually. Read our blog here on things you need to know and steps you can take.

Look for FMB membership or similar accreditation, public liability and employer’s liability insurance, references from similar projects, clarity on what is and isn’t included in their quote, and a clear approach to project management and communication.

Avoid choosing purely on lowest price,  the cheapest quote often excludes items that later become extras. We have a full guide on choosing the right builder available in our Resources section.

Under the rules that came into effect on 1 April 2026, the short answer is largely no. For the majority of appeals handled through written representations, the planning inspector will only consider the information that was submitted with your original application. This is a significant change from previous practice, where the appeals process was often used to introduce additional reports or address weaknesses in a submission and so it makes getting your application right first time absolutely critical.

Appeals times vary. For us some have taken 12 weeks, some have taken nearly a year. The new procedures are designed to speed this up by reducing paperwork and defaulting to written representations rather than formal hearings or public inquiries. However, the best way to avoid delays is to avoid a refusal in the first place with a well-prepared application.

These are the three ways a planning appeal can be decided. Written representations, which is the most common route, covering around 91% of appeals involves the inspector reviewing documents submitted by both sides without a formal meeting. A hearing is a less formal discussion between the inspector and the main parties. A public inquiry is the most formal route, used for complex or high-profile cases, where evidence can be tested and witnesses questioned. Under the new 2026 rules, written representations are now the default for almost all appeals.

No. In England, only the applicant has the right to appeal a planning decision. If your application is approved, neighbours and third parties who objected cannot appeal that outcome. They can, however, make representations at the appeal stage if you are the one appealing a refusal, and in some cases can apply for formal “Rule 6 status” at a public inquiry if they have a substantive case to make.

Party Wall Agreements can certainly feel complex but they’re really there to protect your project and help maintain a good relationship with your neighbours. They prevent delays, disputes, and other complications down the line.

Whether you need a Party Wall Agreement depends on whether your proposed work is considered notifiable under the Party Wall Act 1966. If it is, any work on or near a party wall means you’ll need to notify your neighbours, provide a Party Wall Notice, and put the agreement in writing. Notifiable work often includes structural changes, like removing a chimney breast and installing a steel beam in the party wall, or digging foundations along a shared boundary.

But it’s not just about permanent structural work. Temporary works are covered too. For example, if you need access to your neighbour’s land during construction, or need to put up fencing for health and safety while digging a foundation, that would also fall under Party Wall arrangements.

If your project is still in the early stages, it’s a good idea to involve a suitably qualified architect or project manager. They can advise on whether a Party Wall Notice is needed and guide you through the process. Having them involved from the start means you have the right expertise in your corner, making the whole process smoother.

Party Wall work is quite specialised. Many professionals focus entirely on this area, which shows just how detailed it can be. For homeowners, bringing in the experts ensures the process is handled efficiently and with minimal stress.

For some really detailed information about the various letters and intricacies, the gov.uk website has some really useful information. You can find out more here

Normally, a Party Wall Notice should be arranged between two months and four months before you start construction work on your project. In our view, it’s better to do it sooner rather than later.  Even as you move towards the construction stage, the last thing you want holding things up is an unresolved Party Wall procedure, a Party Wall Award, or incorrectly issued notices. Timing really matters, and a good architect or professional working on your behalf will take this into account from the start.

And it’s also worth noting that you don’t always have full control over the timeline. Some neighbours may be hesitant to engage because it feels formal, might cost them money, or demands their attention. They might feel uneasy about the process, so building in plenty of time to handle these conversations helps keep your project on track and avoids unnecessary delays.

Understanding architect fees and the different ways that architects charge is a key component of your overall budget planning.

Architect fees are made up of various elements and include things like; surveys, design work, communications, consultations, advice, some aspects of risks, overheads including costs for architects and staff, office expenses, printing, travel and taxes.

The most common ways architects present their fees to clients include:

Fixed Fees: Also known as lump sums, this method is commonly used by many home transformation architects. It provides a clear understanding of the project scope, allowing for an estimate of the hours and expenses involved. Give or take a couple of hours here or there, clients pay a pre-determined invoice amount, which simplifies the process and assures upfront confidence.

Percentage Fees: This approach is based on a percentage of either the estimated construction cost or the final construction cost at the project’s conclusion. It accounts for fluctuations and flexibility, often employed by those working on larger projects with larger budgets around the one million pound mark. The specific calculation for percentage-based fees can be found in RIBA’s architect appointment contracts and is also included in our terms of business.

Time Charges: This option may be utilised when the full extent of required services or time cannot be determined. With time charges, the architect’s hours are multiplied by a pre-defined rate specified in the terms of business. Invoices might be issued at the beginning for upfront costs or afterwards, particularly for returning clients with established relationships.

A frequently asked question is whether building costs will continue to rise?

The reality is that, yes, building prices are likely to increase over time. If they didn’t go up, that might be an indication that our economy is broken – let’s remember the Bank of England’s official target is 2% inflation. What we hope for is stable national and global economic forces, to keep increases steady and reliable. International economic earthquakes such as Brexit, Covid and Trump Tariffs can all have significant upward swings on certain costs within construction.

While the construction output price index published by the Office for National Statistics (ONS) may occasionally dip, month by month, these downward fluctuations are short lived. Over the past 12 months before June 2025 the average monthly increase has been 0.22% per month. 

In comparison to three years ago, during 2022, when the average monthly increase of building prices measured by the ONS was closer to 0.7% in the Construction Output Index the current trend shows a significant stabilisation in building costs. This average monthly increase stays below 0.3% measured over the previous 36 months from June 2025 – so one could say 2025 is in a period of calm construction cost inflation.

So, will construction costs rise? History suggests they will. However, the rate of increase is more likely to be gradual rather than steep, with 20recent averages hovering around 0.22% per month.

To stay ahead, it’s essential to plan your budget not based on historical data or current costs, but rather for what you anticipate in 12 months. Calculate the future value of your current funds and ensure that if you have savings, the interest rate surpasses the inflation rate. This proactive approach will help you navigate and prepare for any future increases along the way.

Source as of November 2025 : https://www.ons.gov.uk/businessindustryandtrade/constructionindustry/datasets/interimconstructionoutputpriceindices

In short, no.

We’ve crafted an article on this topic that’s definitely worth reading. It explains why this approach is, at best, outdated and, at worst, could lead to significant mismanagement of your building expectations

Read it here

Sustainability doesn’t sit alongside what we do,  it underpins it. On every project, our starting point is the same: how do we make this home genuinely perform? Where possible, we take a retrofit-first approach, looking at the building fabric before anything else; insulation, airtightness, ventilation, and energy systems, before considering the design around it.

What sets our approach apart is pragmatism. There is an enormous amount of noise in the sustainable building world; complex systems, competing technologies, and advice that can feel overwhelming. We cut through that complexity and bring the best of current home energy technology to each project in a way that’s genuinely buildable and affordable. No over-engineering. No retrofitting for the sake of a checklist. Just a home that’s future-proofed, efficient, comfortable, and something you’re genuinely proud of.

We’re not Passive House certified designers. We’ll say that clearly, because we think the industry has too many badges and not enough honesty.

What we are is a practice with deep experience in energy performance, retrofit strategy and sustainable construction and with a track record of homes that genuinely perform.  We’re registered on the Green Register  and we joined to ensure our team never stops learning. Sustainable building is a fast-moving science. Our membership ensures that every member of our design and build team is trained in the latest low-carbon techniques, meaning the advice we give you is based on the best current practice in energy performance and homeowner health.

Bear with us, as this one may get a little bit technical.

A U-value, also known as a heat transfer coefficient or thermal transmittance, measures how well a building element (like a wall, roof, floor, or window) insulates. It quantifies how heat flows from the inside to the outside of a building. A lower U-value means better insulation, requiring less energy to maintain comfortable temperatures. This metric is key for evaluating and improving energy efficiency, affecting heating and cooling costs as well as carbon emissions.

While manufacturers provide U-values, understanding this calculation helps assess custom constructions or validate specifications.

Historical Context and Regulatory Framework

U-values were introduced in UK legislation in 1965, with stricter requirements in 2002 and updates in 2013. They set limiting standards for building elements as per Building Regulations.

A significant development is the upcoming Future Homes Standard (FHS), expected this year (2025), aiming for a 75-80% reduction in carbon emissions and energy loss compared to current standards. This evolution reflects the UK’s commitment to promoting energy-efficient, low-carbon residential buildings.

This trend requires innovation in materials and techniques, increasing initial costs but offering long-term energy savings. It also highlights the UK’s commitment to its 2050 net-zero emissions goal, making energy performance crucial in property development and valuation.

Addressing the Performance Gap

Despite calculations and regulations, a discrepancy often exists between predicted U-values and actual performance. This “performance gap” can result from poor workmanship, inadequate detailing, or moisture presence.

Achieving energy efficiency targets faces challenges due to this gap between design and execution. The root cause often lies in insufficient quality control or moisture management during construction. Thus, enhanced on-site quality assurance, improved training, and robust performance monitoring are essential to fully realise the benefits of low U-values.

Whenever feasible, we will implement a “fabric first” strategy in our building design and renovation projects. This approach prioritises optimising the energy performance of a building’s physical components, known as its ‘envelope,’ which encompasses walls, roofs, floors, windows, and doors. This is done before integrating mechanical or electrical systems like heating and ventilation.

Key Elements of the Fabric First Approach

• High-Performance Materials: Focus on using superior materials.
• Reducing Thermal Bridging: Minimise areas where heat can escape.
• Enhancing Airtightness: Ensure that the building is sealed properly.
• Achieving Low U-Values: Aim for lower rates of heat transfer.

This methodology serves as a foundational strategy for sustainable construction, aiming to inherently decrease energy demand through thoughtful design.

Benefits of the Fabric First Approach

• Energy Efficiency: This strategy can enhance energy efficiency and sustainability, potentially reducing energy needs for heating or cooling by up to 50%.
• Reduced Reliance on Conventional Heating: It may lower or even eliminate the necessity for traditional heating systems, leading to cost savings and improved comfort.
• Support for Sustainability Goals: This approach aligns with net-zero objectives by decreasing emissions and carbon footprints.

According to estate agents Knight Frank, properties that improve their EPC rating from an E to a C can see an increase in value of up to 8.8% compared to similar homes with lower ratings. Additionally, 20% of buyers express willingness to pay a premium for energy-efficient homes.

Applicability and Future Considerations

This strategy is effective for both new constructions and renovations, enabling compliance with standards such as Passivhaus. Key steps include enhancing insulation in walls, attics, and floors to reduce heat loss and future-proof residences. By improving thermal performance, reliance on active systems is lowered, providing resilience against fluctuations in energy prices and technological advancements. A well-insulated building ensures that future investments in renewable technologies yield better results, promoting long-term savings and sustainability

Read our blog here on how it’s important to get the basics right to make your home efficient

Yes and this is something we’re genuinely passionate about. We care deeply about retrofit, sustainability, and designing homes that perform well over the long term  not just on paper, but in real life.

While architects are not by default trained ‘energy consultants’, we can still make a meaningful difference. We use tried-and-tested retrofit strategies  especially in older homes  that help reduce energy use, improve comfort, and lower running costs, without relying on expensive consultancy at every stage.

Our approach explores two guiding philosophies, to find the best match for you, your property, and your life:

1. A Fabric First Approach
   This means improving the thermal performance and moisture management of your building before investing in operational and high-tech systems. This approach prioritises insulation, airtightness, ventilation, and moisture control  so any heating system you do install will be working efficiently, not fighting heat loss. If you want to read a little more about the Fabric First Approach see our blog here… 
2. An Electrification First Approach
   Switching to an all-electric system (like an air source heat pump, electric boiler, and possibly supported by solar panels) can reduce your home’s reliance on fossil fuels, even before you’ve upgraded all the insulation. It’s definitely not a one-size-fits-all approach, but for some people, it’s a smart, lower-carbon path  especially as the UK grid becomes greener.

Every home is different, especially the older ones we often work with so we don’t take a one-size-fits-all approach. We’ll help you weigh up the trade-offs, explain the jargon, and sketch out a plan that suits your priorities.

We don’t carry out detailed energy modelling or bill forecasting in-house, though we do collaborate with great energy and sustainability specialists who can produce this information for an additional fee if you decide it’s important.