Should I Check Planning Before Paying an Architect in Solihull?

When you’re weighing up whether to extend your home or move to a bigger one in Solihull, the upfront steps you take can save you money, time, and stress. One of the most common questions I’m asked by homeowners is: “Should I check planning before paying an architect?” The short answer is yes — but there’s a little more to unpack, especially in Solihull’s unique property market. This guide explains why establishing your planning position early is key to a smoother project, how Solihull’s price gap is driving extend-not-move decisions, and what tools and resources you can use to avoid refused planning applications before commissioning expensive architectural plans.

Why Solihull Homeowners Are Choosing to Extend, Not Move

You know what's funny? in recent years, solihull has seen some significant shifts in its local housing market that are encouraging owners to stay put and build out — rather than up — or move entirely. The Office for National Statistics (ONS) released its May 2026 local house price breakdowns which reveal that Solihull’s property prices have outpaced many neighbouring areas, creating a notable price gap.

So what does this mean for homeowners? Simply put, moving can be costly beyond purchase price, due to stamp duty, legal fees, removal costs, and other associated expenses that add up quickly without increasing your home's living space. For many, extending becomes the more attractive option because it adds actual square metres to your home — and therefore value — rather than just swapping one property for another.

The Hidden Costs of Moving

• Stamp Duty Land Tax: Ranges from 0% to 15% depending on property price and whether it’s your first home.
• Estate agent fees: 1-3% of the sale price, often underestimated.
• Survey and legal fees: Typically £1,000–£2,000 altogether.
• Removal and logistics costs: £500–£2,000 depending on distance and house size.

These costs add no space or functionality to your home but do impact your overall budget.

Understanding Extension Costs in Solihull: Size, Type, and Price Per Square Metre

Extension pricing in Solihull varies based on the scale, complexity, and finish quality. From single-storey rear extensions to larger two-storey builds, the cost per square metre provides a sanity check against rough quotes you might receive.

Extension Type Typical Size (sqm) Average Cost per sqm (Including VAT) Typical Total Cost (Excluding VAT) Single-storey rear extension 20 - 30 £1,500 - £2,200 £30,000 - £66,000 Two-storey side/rear extension 40 - 60 £1,800 - £2,800 £72,000 - £168,000

These costs include foundations, walls, roofing, windows, internal finishes, and build services but exclude some extras like landscaping or bespoke features.

What People Often Forget to Budget For

• VAT: Many quotes omit VAT or fail to clarify if it’s included — ensure you ask.
• Planning application fees: Usually £206 for householder applications in Solihull.
• Structural engineers’ reports and surveys: £500-£2,000 depending on complexity.
• Contingency: Always budget at least 10-15% contingency for surprises.

Why Establish a Planning Position Early?

One of the biggest time and money wasters I see for Solihull homeowners is commissioning an architect and investing in detailed drawings before confirming if your planned extension has a reasonable chance of planning approval. Architects are invaluable for handling complex designs and maximising space, but their fees can be several thousand pounds upfront.

Using Solihull Council’s pre-application enquiry service allows you to ask the council for informal guidance on your proposal’s likelihood of success before going all-in. This quick step lets you:

• Understand permitted development rights that may negate the need for full planning permission
• Identify if your property falls within conservation areas or has constraints limiting extensions
• Get early feedback on design and size to avoid refused planning applications

This informed approach prevents situations where architects produce detailed plans that need major revision or lead to refusal, saving you both money and heartache.

Useful Tools: Solihull Council Planning Application and Permitted Development Checks

Besides the pre-application enquiry, Solihull Council offers online tools where you can check whether your property is eligible for permitted development rights, which allow certain extensions without full planning permission.

Permitted Development is often a quick route but has strict limits, e.g. maximum 3m rear extension for terraced properties or 4m for detached houses for single-storey additions. If your plans exceed these, you’ll need to apply for full planning permission.

Finding Reliable Local Professionals: Checkatrade & MyJobQuote

Once you have established your planning position, the next step is sourcing trustworthy architects, builders, and project managers in Solihull. It is essential to choose professionals who understand the local planning context and have a proven track record.

Platforms like Checkatrade allow you to view vetted tradespeople’s credentials, reviews, and previous project photos so you can shortlist candidates confidently.

MyJobQuote helps homeowners by collecting multiple quotes from vetted local tradespeople based on your project details, allowing competitive budgets while https://solihullobserver.co.uk/lifestyle/why-solihull-homeowners-are-extending-instead-of-selling-up/ ensuring quality and transparency.

Summary: Your Step-by-Step Checklist Before Paying an Architect

1. Research local house prices and the Solihull market — understand whether extending or moving makes the most financial sense.
2. Use the Solihull Council pre-application enquiry to establish planning feasibility based on your proposed extension size and location.
3. Check permitted development rights online to see if your extension might be covered without needing full planning permission.
4. Engage with recommended professionals from Checkatrade or MyJobQuote who know the local planning rules.
5. Only after confirming planning prospects, commission an architect for detailed drawings and project costing.
6. Budget carefully with VAT, planning fees, and contingencies accounted for.

Taking these steps means your project is grounded on a realistic foundation, reducing the risk of refused planning and wasted fees — ensuring your Solihull home extension works for you in every sense.

Final Thoughts

In Solihull’s current property market, the price gap highlighted by the ONS, combined with the costs of moving, is nudging homeowners to extend rather than relocate. But extensions are complex projects that require clearer upfront planning to succeed. Establishing your planning position early, using Solihull Council’s pre-application enquiry and permitted development checks, is a savvy first move before paying any architect fees.

Don’t leave it until your architect’s invoice lands to find out your plans won’t get approval! And always remember to factor in ancillary costs and contingencies when budgeting. With proper planning and trusted professionals found via tools like Checkatrade and MyJobQuote, your extension should avoid the pitfalls that turn dreams into nightmares.