Architecture Fees in Pune: What Should You Expect From a Good Architect?
One of the first questions most homeowners ask when they begin planning a house is simple:
“How much will the architect charge?”
It is a completely reasonable question.
But when the project is a substantial private residence or a luxury villa, there is another question that is equally important:
“What exactly am I paying the architect to do?”
That is where architectural fees are often misunderstood.
An architect's fee is not simply a charge for producing floor plans, elevations or a few 3D views. It represents professional time, design thinking, documentation, coordination, technical responsibility and involvement across the stages of a project.
For a private individual house, the Council of Architecture provides a formal professional framework for architectural engagement and charges. Under its current Scale of Charges, 7.5% of the cost of works assigned is prescribed for Comprehensive Architectural Services for an Individual House.
But the percentage by itself does not tell you enough.
To understand an architectural fee properly, you need to understand what the scope includes, what is excluded, how the cost basis develops, and what the architect is actually responsible for at each stage.
What Does an Architectural Fee Actually Pay For?
Think of your architect's fee as payment for a professional process rather than a collection of drawings.
Before a single wall is built, an architect may need to understand your requirements, study the site, develop the planning, test alternatives, resolve circulation, coordinate structural and building services, prepare approval documentation and develop detailed information for construction.
As the project moves forward, there may be tender documentation, contractor evaluation, design clarifications, material and shop drawing reviews, periodic site inspections and completion-related documentation.
In other words, the architect's responsibility extends from an idea to a building.
The Council of Architecture's Comprehensive Architectural Services framework reflects this broader professional role through a staged process of design, documentation, approvals, tender-related services, construction-stage involvement and completion services.
You are therefore not paying only for what you can see on paper. You are also paying for the decisions, coordination and professional judgement behind what eventually gets built.
What Does the Council of Architecture Say About Fees?
For an Individual House, the Council of Architecture's current Scale of Charges specifies 7.5% on the cost of works assigned for Comprehensive Architectural Services.
The important words here are “cost of works assigned.”
This should not automatically be understood as only the amount paid to a civil contractor for masonry, plastering and finishes.
Under the CoA framework, the relevant cost base can include the assigned building works and integrated systems such as structural works, plumbing and drainage, electrical and communication systems, HVAC, elevators, fire and security systems and specified building equipment. The cost of land is excluded.
This distinction becomes particularly important in a luxury residence because the building can contain considerably more than its visible architectural finishes.
So when you receive an architectural proposal, the useful question is not simply:
“What percentage are you charging?”
Ask instead:
“What does that percentage cover?”
7.5% Does Not Mean Every Architectural Appointment Is Identical
The 7.5% figure relates specifically to Comprehensive Architectural Services.
Not every client necessarily appoints an architect for the same scope.
A client may appoint an architect for a complete professional service from concept through completion, or may agree to a more limited scope covering selected stages.
These are two different appointments.
For example, an architect engaged only for concept design and statutory drawings is not providing the same service as an architect responsible for concept, approvals, detailed working drawings, tender documentation, contractor appointment support and construction-stage architectural services.
This is why comparing two percentages without comparing the scope can give a very misleading picture.
A fee cannot be understood properly without understanding the professional service attached to it.
What Is Included in Comprehensive Architectural Services?
The simplest way to understand a comprehensive appointment is to look at the project as a sequence.
01 — Understanding the Client and the Brief
The project begins with understanding what the client actually needs.
How does the family live? How often do they entertain? What level of privacy is important? What are the future requirements? What are the aspirations for the property?
A good architectural brief is not simply a list of bedrooms and bathrooms.
It establishes the basis for the design decisions that follow.
02 — Site Study and Concept Design
The architect studies the site's opportunities and constraints and develops the initial architectural direction.
Orientation, access, views, levels, landscape, privacy, climate and the relationship between indoor and outdoor spaces begin to influence the design.
The objective is not simply to fit a building onto a plot.
It is to understand what the site can offer the building.
03 — Preliminary Design and Development
The concept is progressively developed into a more resolved architectural proposal.
Planning, proportions, circulation, building form, openings, materials and spatial relationships become clearer.
At this point, the architect is not merely making the house look attractive. The design is being tested for how well it works.
04 — Statutory Approvals
Required drawings and documentation are developed for the relevant statutory approval process.
The exact authority and requirements depend on the location and nature of the project, which is why the appointment should clearly establish what approval-related services are included.
05 — Working Drawings and Tender Documentation
This is one of the most substantial parts of architectural work and one that clients sometimes underestimate.
A beautiful concept cannot become a good building without adequate documentation.
Working drawings, details, specifications, schedules and coordinated information translate design intent into something that contractors and specialists can actually execute.
The quality of documentation often determines how faithfully the design survives the transition from drawing to construction.
06 — Construction-Stage Architectural Services
The architect's role can continue after construction begins.
The CoA framework provides for construction-stage architectural involvement including periodic site inspections, design clarification, review of materials and samples, interpretation of drawings and other architectural services associated with taking the design towards completion.
There is, however, an important distinction that every homeowner should understand.
Periodic architectural inspection is not the same as continuous day-to-day site supervision.
The CoA framework distinguishes the architect's professional role from continuous site supervision, which may be undertaken by a Clerk of Works, Site Supervisor or Construction Management Agency appointed by the client.
This distinction should be clearly understood before construction begins.
07 — Completion and As-Built Documentation
The professional process extends towards completion, including completion-related documentation and, where applicable, assistance associated with occupancy documentation and as-built information.
The important point is that a comprehensive architectural appointment is a process that runs through defined stages rather than ending when the first set of drawings is issued.
What Does “Cost of Works Assigned” Actually Mean?
This is one of the most important terms to understand before discussing an architectural fee.
For the purpose of the CoA framework, the cost base is broader than simply the land value or the visible civil construction component.
It can include the works assigned within the architectural scope, including relevant structural and building systems.
These may include:
- Civil and structural works
- Plumbing, drainage and water-supply systems
- Electrical and communication infrastructure
- HVAC and mechanical systems
- Elevators and associated systems
- Fire detection and fire-fighting systems
- Security systems
- Transformers and DG systems
- Water and sewage treatment systems
- Other specified building equipment within the assigned scope
The cost of the land itself is not part of this fee base.
This distinction matters because a client may look at a contractor's civil quotation and assume that the architectural fee should simply be calculated on that number.
That is not necessarily how the CoA framework defines the cost base.
Architecture, Landscape and Interiors Are Not Automatically the Same Fee
A luxury villa often extends well beyond the building itself.
There may be extensive landscape, interior architecture, lighting, automation, specialist systems and other design requirements.
The CoA framework distinguishes these professional services rather than assuming that everything falls automatically within the architectural fee.
Landscape Architecture and Interior Architecture are separately identified professional services.
Under the CoA Scale of Charges, the applicable professional charge for these services is separately identified at 7.5% of the relevant assigned works.
This does not mean that every architect must necessarily provide these services.
It means that if you appoint a professional for these additional scopes, the scope and fee should be clearly established.
This is particularly important for a luxury residence where the architecture, interiors and landscape may be closely integrated.
Integration of design does not mean that the professional scope should be unclear.
A transparent appointment tells you exactly what is included and what is not.
What About Structural, MEP and Other Consultants?
A sophisticated villa requires several areas of technical expertise.
Structure, electrical systems, plumbing, HVAC, fire safety, elevators and other building systems all have to work with the architecture.
Under the Comprehensive Architectural Services framework, these building-related services are part of the integrated scope assigned to the architect, with the architect responsible for coordinating and integrating the various components of the design.
That does not mean the architect personally performs every specialist calculation.
Specialist consultants remain responsible for their respective technical designs and calculations, while the architect's role includes coordinating and integrating their work into the overall architectural project.
This distinction is important.
Coordination is not the same as personally performing every specialist discipline.
Why the Fee Can Change as the Project Develops
Another common misunderstanding is that an architect simply takes an initial construction estimate, multiplies it by the applicable percentage and never revisits the calculation.
A large project does not work that way.
At the beginning, there may only be a preliminary understanding of the project's size and cost.
As the design develops, the estimate becomes more informed.
Once the tender process is completed and a contractor is appointed, there is a more concrete cost basis.
At completion, the actual cost of the assigned works can be reconciled.
The CoA Conditions of Engagement therefore provide for the fee basis to develop through the project lifecycle:
Early stages: Rough Estimate of Cost
Design development: Preliminary Estimate of Cost
Tender and construction stages: Accepted Tender Cost
Completion: Actual Total Cost of the completed works
This is a more accurate way of understanding the relationship between the professional fee and project cost.
The fee calculation evolves because the project itself becomes progressively more defined.
What Is “M” in the CoA Fee Schedule?
You may come across the notation “M” in the Council of Architecture's fee schedule.
It is easy to misunderstand because “M” is commonly used in modern financial language to mean million.
That is not what it means here.
The CoA schedule defines the current value of M as 1,000.
Therefore:
1 M = ₹1,000
For example:
1400 M = 1400 × ₹1,000 = ₹14,00,000
In other words, ₹14 lakh, not ₹14 crore.
The notation should therefore be read according to the CoA's own definition and not according to the modern financial abbreviation for million.
Are Architectural Fees Negotiable?
This is another area where simple internet advice can be misleading.
The Council of Architecture framework provides a prescribed professional fee structure and also contains specific provisions concerning negotiability for works within the stated threshold.
The CoA also requires architects in private practice to inform clients about the conditions of engagement and scale of charges and to establish the basis of appointment.
For a client, the practical lesson is important:
Do not treat an architectural quotation as just a percentage written on a piece of paper.
First establish whether you are comparing the same professional scope.
A different fee may reflect a genuinely different scope of services rather than simply a cheaper or more expensive version of the same appointment.
The distinction between changing the professional fee and changing the scope of professional services is therefore important.
If a client requires only selected stages of service, that is a different professional appointment from Comprehensive Architectural Services.
What Additional Charges Should a Client Know About?
Transparency also means understanding charges that sit outside the basic percentage fee.
The CoA framework identifies additional charges and reimbursable items in certain circumstances.
These include:
- Documentation and communication charges
- Contractor bill verification and certification, when specifically undertaken
- Local and outstation site visits as applicable
- Advisory consultancy
- Travel, boarding, lodging and other reimbursable expenses where applicable
- Separate professional services such as landscape and interior architecture
The current CoA framework specifies 10% of the professional fee for documentation and communication charges and an additional 1% for contractor bill verification and certification when that service is undertaken.
The important point is not to memorise every number.
It is to ask your architect for a clear statement of:
Professional Fee + Included Scope + Additional Services + Reimbursables + Applicable Taxes
That is the transparent way to understand the total professional cost.
Why a Lower Architectural Fee Is Not Automatically Better Value
Suppose two architects are approached for the same villa.
One offers a lower percentage.
The other quotes a higher fee.
At first glance, the decision seems obvious.
But then you compare the actual scope.
Does the lower fee include detailed working drawings?
Does it include consultant coordination?
Does it include tender documentation?
Does it include construction-stage architectural services?
Is landscape included?
Are interiors included?
How involved is the principal architect?
Who will review critical site decisions?
Once you ask these questions, the percentage becomes only one part of the comparison.
The meaningful comparison is not fee versus fee. It is professional scope versus professional scope.
A Simple Way to Compare Two Architectural Proposals
Before making a decision, put both proposals side by side.
| What to Compare | What You Should Understand |
|---|---|
| Professional fee | How is the fee calculated? |
| Scope | Which stages are included? |
| Design development | How far does the architect develop the design? |
| Working drawings | How detailed is the construction documentation? |
| Consultant coordination | Who coordinates structure, MEP and other consultants? |
| Landscape | Included or separately appointed? |
| Interior architecture | Included or separately appointed? |
| Tender services | Does the architect assist with contractor selection? |
| Construction stage | What architectural involvement continues during construction? |
| Site supervision | Who is responsible for continuous day-to-day supervision? |
| Additional charges | Which services, visits and expenses are separately chargeable? |
| Principal architect | Who is actually responsible for the architectural direction? |
This simple exercise can tell you more than comparing two percentages.
What Should You Expect From a Good Architect?
Once the fee is understood, the next question becomes much more useful:
What should a good architect actually deliver in return?
You should expect clarity about the brief.
You should expect thoughtful response to the site.
You should expect design decisions that have a reason behind them.
You should expect adequate documentation before construction.
You should expect coordination between architecture and specialist consultants.
You should expect transparency about what is included and what is excluded.
You should know who is responsible for the architectural direction.
And you should understand what level of involvement the architect will have once construction begins.
Most importantly, you should feel that the architect is protecting the quality of the design while helping you make informed decisions about your investment.
A good architectural service should give you clarity before you spend, not simply explanations after you have spent.
How We Look at Architectural Fees at Rajmudra Architects
At Rajmudra Architects, we believe the fee conversation should begin with the scope of the project, not with a percentage taken out of context.
Every residence is different.
The site is different.
The brief is different.
The level of detailing is different.
The extent of landscape and interiors is different.
The level of consultant coordination is different.
And the degree of involvement required during construction can also be different.
Our approach is therefore to establish the professional scope clearly at the beginning and explain what is included, what is separate and what the client can expect at each stage.
Led by Ar. Nitin Markad, Principal Architect, Rajmudra Architects approaches a residence as more than an isolated building.
Architecture, landscape, spatial planning, materiality and the way the family will experience the property are considered as connected parts of the design process.
For us, transparency about fees is part of professional responsibility.
We would rather have a client understand the scope and value of the appointment before the project begins than discover important exclusions halfway through construction.
The fee should be clear. The responsibility should be clear. The expectations should be clear.
Before You Compare Fees, Compare the Scope
Architectural fees can initially look like a simple percentage.
They are not.
Behind that percentage is a professional process involving design, documentation, coordination, judgement and responsibility.
For a luxury villa, these decisions can influence the way the house performs and feels for decades.
So before choosing an architect, ask three simple questions:
What am I paying for?
What is included and what is not?
Who will be responsible for the decisions that shape my home?
If those three answers are clear, the fee becomes much easier to understand.
The Right Architectural Fee Is About More Than the Number
The cheapest architectural proposal is not automatically the best value.
And the highest fee is not automatically the best architecture.
The real value lies in the relationship between professional scope, experience, design thinking, documentation, coordination and involvement.
When you appoint an architect, you are entrusting someone with decisions that may remain part of your daily life for decades.
That makes the architectural fee more than a line item in the project budget.
It is an investment in the quality of the decisions behind your home.
Before asking, “How much does the architect cost?”, ask, “What level of architectural thinking do I want behind my home?”
That is the question worth answering first.
Ar. Nitin Markad
Principal Architect, Rajmudra Architects
Begin a Project
