Process & fees
Know what each stage gives you — and costs — before we start
Designing a house happens in six stages. Fees are paid in instalments tied to work actually delivered — never a large sum up front.
Process & fees
- Stage 01Free (first 60-minute meeting)
Brief & site visit
Duration: 1 – 2 weeks
You receive
- Written brief, budget and scope
- Fee proposal
Your part
Tell us how you live; share the title deed and photos
- Stage 0220%
Concept design
Duration: 3 – 5 weeks
You receive
- Two plan & massing options
- 3D model + rough cost estimate
Your part
Choose a direction and give feedback
- Stage 0320%
Design development
Duration: 4 – 6 weeks
You receive
- Detailed plans, elevations, sections
- Material palette and services strategy
Your part
Confirm layout and key materials
- Stage 0420%
Permit drawings
Duration: 3 – 4 weeks + authority time
You receive
- Permit set signed by architect and engineers
Your part
Sign the owner's documents
- Stage 0525%
Construction drawings & tender
Duration: 6 – 8 weeks
You receive
- Full construction set + specification
- Side-by-side contractor bid comparison
Your part
Meet and choose the contractor
- Stage 0615%, spread monthly
During construction
Duration: Length of the build (often 8 – 14 months)
You receive
- Scheduled site reviews with photo reports
- Instalment checks + snagging list before handover
Your part
Release contractor payments after our check
Process & fees
How fees work
Architects usually charge in one of three ways. Your proposal always says which one applies.
- A
Percentage of build cost
For new houses and major renovations. This template uses 6 – 9% as a sample range — set your own rate.
- B
Fixed fee
For extensions and clearly defined scopes, agreed before work starts.
- C
Hourly or per visit
For advice, drawing reviews and site visits.
Design fees exclude permit fees, land survey, soil tests and some specialist engineers — we always list these in advance.
Estimate build cost and design fee
Enter floor area and finish level for a rough range — for planning only.
- Estimated build cost
- ฿4.5 – 6.3 m
- Estimated design fee (6–9%)
- ฿270,000 – ฿560,000
Estimated from this template's sample rates — not a quote. Real prices depend on design, site, foundations and materials.
What to bring to the first meeting
You don't need everything — but the more you have, the better our first estimate.
- Copy of the land title deed
- Photos of the plot or house from several angles (phone photos are fine)
- Existing drawings, if any
- Your total budget (building + fit-out)
- Who lives there, pets, and daily routines
- Pictures of houses you like (Pinterest, Instagram)
- When you'd like to move in
Checkable
Check us before you hire us
Choosing an architect shouldn't rest on pretty pictures alone. Here is what you can verify yourself.
- A licensed architect is responsible for every project — check the register at the Architect Council of Thailand
- A written contract listing scope, stages and deliverables
- Instalments tied to delivered work — no large upfront payment
- Payments to the company account only, with a receipt every time
- Happy to show finished houses and share past clients who've agreed to talk
- Professional licence
- Tua-yang Jaidee (architect in charge)
- Licensed architect, Architect Council of Thailand no. [00000]
- Verify at the Architect Council
- Company
- Lumen Line Architects Co., Ltd.
- Company registration no. 0-0000-00000-00-0
- The one account we accept fees into
- Sample Bank, Sukhumvit branch
- Lumen Line Architects Co., Ltd.
- 000-0-00000-0
Questions about cost
Why not a price per square metre?
Two houses of the same size can differ hugely in complexity, so we price by scope and build cost — and put the figure in the proposal before we start.
If we stop halfway, do we pay everything?
No. You pay only for the stages delivered, and you keep the drawings for those stages.
How do we pay?
Only by transfer to the company account named in the contract. We never ask you to pay a personal account.
Tell us about your plot or your house
The first 60-minute meeting is free — at the studio, online, or on site in greater Bangkok.
