Architectural services for property developers: finding the right partner

Property development projects often stall or overrun because the architect and investor/developer have conflicting priorities. Traditional architects focus on excellence in design. Developers zero in on return on investment. The outcome: a clash between aesthetic-led thinking and profit-led decision-making. 

Read on to find out the range of services varies between different architectural practices. Then, discover how to choose one that reduces risks and protects your bottom line on every project.

7 boxes to check when choosing architectural services for property developers

To avoid the potential for constant redesigns and scope creep, many developers and investors now seek out the services of “investor-architects”.

These architects for investors think in the same way as their clients, assessing each design idea against its potential financial returns. Their goal is to deliver the very best project outcome in time and on budget.

They’re keen to produce attractive, buildable and compliant designs. But they’re just as motivated to protect your margin, keep lenders onside and de-risk the exit.

Ask these seven questions of architects you’ve shortlisted to help you find an investor-architect:

1. Do they prioritise ROI in design decision-making?

Investor-architects increase value without compromising standards. They are value optimisers, not cost-cutters whether they’re working on new build projects or existing buildings. 

Value optimisation increases profitability and performance by improving layout, specification and buildability. Cost-cutting affects workmanship and finishes, leading to future problems like more repairs and tenant complaints.

They weigh up different options. For example, on an HMO project, they consider:

• Installing a bigger kitchen-diner for stronger tenant appeal and faster lets versus adding an extra compliant bedroom to maximise yield and total rent
• Adding en suites to every room for higher rent versus keeping shared bathrooms to save on build cost
• Specifying tougher finishes to survive tenant turnover versus adding decorative details tenants might pay higher rents for, reducing re-let costs and voids?

To you, the client, the result is a scheme that is profitable on paper and straightforward for builders to price and faster to complete.

2. Do they offer a feasibility study as a safety net?

Investor-architect firms protect their clients by providing in-depth project feasibility studies. This is so you can be certain that a build is viable before committing capital to it.

Their feasibility reports include:

• A thorough initial planning risk assessment
• Details on site constraints, like access, utilities, conversation areas and flood risk zones.
• An outline cost plan so you know how much capital you need, including contingencies
• A research-driven analysis of the local property market to test demand for sale or rental
• Financial stress-testing that shows changes in profit if your costs go up or the end value goes down

Your feasibility report provides you with a clear idea on the likely GDV and profit margin of your project. With viability now proven, the next step is to secure permission without delay.

3. Do they have a proven, systematised approach to planning permission?

Investor-architects are your planning process filter. Once a scheme passes the gate, they run a proven approval process to get the permission required.

They can show you a high, verifiable approval rate across different councils, especially the ones in your area. They look past written council policies, taking in the local political climate and recent planning precedents. Ask them to provide case studies showing how they correctly anticipated objections and designed them out up front.

This is the thorough approach investor-architect firms take:

• Check local precedents: Review the council’s recent planning decisions for similar properties nearby and the planning history of your site to understand what planners are likely to approve. Identify complicating factors like Article 4 Directions that remove specific permitted development rights, strict conditions from past planning approvals and listed-building status. Get advice on how to overcome them (and if that’s possible).
• Get your go-ahead: With all the information to hand, tell the architect how you want to proceed. Where there are permitted development rights, they can secure a Lawful Development Certificate (LDC) or the necessary prior approval. If there are no permitted development rights, they map out the requirements you to meet for a full planning application. Either way, you know the way forward.
• Engage with the council: Your architect should then contact the council for pre-application advice at any early stage. This will address key challenges ranging from daylight and parking to bin storage and privacy/overlooking. By knowing what planners want early, your architect designs around them, avoiding delay.
• Plan for hidden costs: So you understand the full picture, the architect needs to inform you of contributions like the Community Infrastructure Levy (CIL) or Section 106 agreements. They also review pre-commencement conditions like sound insulation schemes or bin and cycle details to ensure the project is still affordable.
• Build a robust case: The architect then prepares the professional reports the council will need from its validation list. This can include daylight/sunlight analysis to BRE guidance, noise assessments, management plans and refuse/amenity layouts. This level of detail strengthens your application going forward. With each new piece of information, the architect amends the design so they pass the council’s tests.

The goal is to submit your application once and get a faster decision so you can get onsite sooner.

4. Can you access each important service from within one firm? 

Investor-architect firms manage design, planning and building regs all under one roof. Colleagues keep each other in check so they see potential issues much earlier on. They then work together on a solution so it doesn’t get through to the next stage.

Landlords, developers and investors face these frustrations when work is split across different firms:

• Delayed response to planners’ questions – sometimes, weeks pass before someone comes back with an answer
• Building Control rejecting your drawings because they’re not to the required standard leading to rework costs
• You seem to spend more time chasing planners, architects and consultants than you do on growing your portfolio.

In an investor-architect firm, the architect prepares the layout. They work side by side with the planning specialist to guide it through permission. The Principal Designer (Building Regulations) checks the layout against building regs and HMO standards. If no-one on the team has the answer, they can access a pool of consultants they trust when they need specialist input.

They use project software to run the job from one shared workspace, so everyone sees the latest drawings, versions, RFIs, tasks, decisions and deadlines.

The result is every stakeholder gets faster answers to questions and communication is seamless. That means more planning approvals and a greater return on your investment.

5. Can you de-risk the build process?

The government introduced the new Building Regulations Principal Designer (BR PD) role in The Building Safety Act 2022. The Act makes you, as the developer, the dutyholder for compliance.

You can, however, choose to appoint your investor-architect as your BR PD. They then plan, manage and monitor the design work so that it compiles at all times with Building Regulations. They take on other duties, including:

• General building regulations
• Fire safety
• Acoustic and soundproofing standards
• Space and amenity requirements (bedrooms, kitchens, bathrooms)
• Ventilation and energy efficiency requirements under Parts F and L
• Prepare your HMO licence plans and documents (or Land Registry-compliant lease plans if applicable)

Their oversight reduces the possibilities of any legal or technical project breaches. For example, if a builder installs standard fire doors instead of FD30s with cold smoke seals, they spot and put the mistake right straight away.

Appointing a BR PD protects your investment’s long-term value. This pays you back when you come to refinance or sell the property.

6. Do your case studies show the return on investment for the projects you work on?

Standard architect case studies highlight design outcomes like a project’s aesthetic impact and design features. Investor-architects focus much more heavily on the financials. They want you to see that their processes deliver real-world financial results.

Look for the following stats: 

• The initial sale price and total development costs
• The number of units realised
• The monthly rental income and resulting yield

Decide whether the figures you see deliver the level of return you would be happy with on your own projects.

7. Do you see yourself as a project supplier or a long-term partner?

Investor-architects want to work with you long-term on multiple future projects, supporting and de-risking the growth of your property portfolio.

The right firm helps you build systems to make smarter investment decisions and shortens the time from starting a project to earning from it. 

They handle the end to end process from start to finish, so you can concentrate fully on finding your next project. While you’re out sourcing the next deal, they’re building spec packs, issuing pricing schedules, and coordinating contractors.

Because they deliver more value and profit to you, they want you to deliver more profit to them.

HMO Architects: your investor-architect partner

Ryan Windsor, co-founder of HMO Architects, set up the business with expert architect Giovanni Patania. He wanted to create the type of practice where investors felt understood and their interests were best served.

Since then, the firm has achieved a 97% planning success rate across over 200 councils. With over 750 projects delivered to a total in excess of £100m, we have the track record to prove our model works.

Here are three examples where our expertise and joined-up services led to the right outcome for clients:

• Fortescue Road, London (6 units): We secured approval for a ground-floor extension with an unusual footprint and added a dormer extension under permitted development rights. We matched the ground-floor extension to a design a neighbour had accepted to smooth approval. We also secured change to the C4 HMO class. The property value went from £900,00 to £1.6m and rent soared from £1,400pcm to £7,200.
• Soham Road, London (5 units): We converted a terrace in an Article 4 area on a tight budget. This included an extension to create a communal area for residents and internal reconfiguration to maximise space and room numbers. The property value increased 66% to £750,000, and rent nearly tripled to £4,500 pcm.
• Gunhild Close, Cambridge (6 units): We re-planned a six-bed traditional family house into C4 HMO with six en-suite rooms and tea-making facilities. We also extended the loft with a dormer to improve head height. The value of property went from £85,000 to £260,000 and rent from £350pcm to £2,500 after a six-month project timeline.

We work with developers and investors from start-to-finish, offering bespoke services like:

• Investment strategy call: Speak to Ryan about your immediate and long-term business goals. He has worked on over 2,200 projects for clients in his career. Ask him about our portfolio building service and joint venture opportunities. [Related article: Ryan Windsor’s BRRR Method in Property]
• Feasibility study: An expert-led breakdown of your pre-buy and design renovation options for just £197+VAT. Comprehensive scheme viability reports available.
• Planning permission experts: Our planning team have secured a 97% success rate across over 200 councils.
• Interior design and exterior planning: Our architects balance investment-led design with tenant appeal to maximise your yield and minimise void periods.
• On-site management: We can be your Building Regulations Principal Designer (where required) so your project stays on track and compliant.

View our range of development finance case studies to see how we’ve helped clients turn their ideas into sound investments. Read customer stories on HMO, flat, holiday let and housing projects.

Call our experienced team on 01223 776 997 or email us.