Architect or drawing office: costs 2026

When is an architect the better choice?

There are situations in which an architect adds more value than a drawing office. It is worthwhile saying that honestly.

You do not yet know what you want to build. If you have an empty plot or a building you want to completely reorganise and you want someone to make the spatial choices for you, then an architect is the appropriate party. The design process is the core competency of an architect.

You have high aesthetic ambitions. If the appearance of your building really needs to be exceptional, if you want something that feels designed and not merely permitted, then an architect is the better choice. Architects are trained to make spatial and aesthetic choices that a drawing firm does not make.

You are building a completely new house. In new construction, orientation on the plot, daylight, sustainable materials and the relationship to the surroundings play a greater role than in a standard renovation. An architect thinks at that level.

Your property is a listed monument with high ambitions. Strict heritage rules apply to national monuments. If you are planning an ambitious restoration or extension and the aesthetics committee will be extra critical, an architect with experience in monument preservation is a sensible choice.

You want full project management. Architects can manage the tender process, draw up contracts, and supervise during construction. If you have a major renovation and no time for coordination, an architect as project manager is an option.

In all those cases the added value of the design work justifies the higher investment.

When is a construction drawing office the logical choice?

Most standard renovations to a home fall in a category where a drawing office offers the best value for money. You know what you want, may have already consulted with a contractor, and now need permit-ready drawings and a submitted application.

Typical situations where a drawing office suffices:

• Dormer on the front or rear
• Extension or outbuilding on the side or rear
• Roof extension or raising the ridge
• Internal change, such as removing a load-bearing wall or merging rooms
• Outbuilding or garage that falls outside the permit-free limits
• Change of use of a space or building

For all these renovations, the design is generally fixed. What you need is correct permit documentation: a site plan, floor plans, facade elevations, a section, and possibly a structural calculation. That is what a drawing office provides.

A drawing office can also be engaged more quickly. Architects generally plan months ahead. If you have already booked a contractor for a certain period, that speed matters. Tekenpunt delivers drawings as standard within 4 weeks; for urgent orders within 1 to 2 weeks.

What does an architect cost and what does a construction drawing office cost?

This is where the biggest practical difference lies.

A architect typically works with an hourly rate or a percentage of the construction cost. That percentage varies and depends on the complexity of the project, the phase in which the architect is involved, and the size of the assignment. For larger or exceptional projects this can add up significantly. For a straightforward dormer window or extension where the architect only produces drawings and submits the permit, the costs are lower, but still higher than at a drawing firm, without getting extra design work in return when that is not needed.

A construction drawing office works with fixed, pre-known rates. At Tekenpunt, a construction drawing including permit application starts from €595. Depending on the renovation, optional services may be added:

• Structural calculation: €500
• Roof extension including structure: €700
• Interior permit or internal alteration: €400
• Second storey or extended floor plan: €495

You therefore know in advance what you pay. There are no open ends.

It is not about cheap versus expensive: it is about the right service for your situation. If an architect adds value in your case, that investment is justified. If your plan is already fixed and you only need permit-ready drawings, with an architect you pay for services you do not use. A drawing office charges more fairly in that case.

What exactly does Tekenpunt do for you?

Tekenpunt produces construction drawings and manages the permit procedure for common renovations. We have been working since 2016 and have completed more than 800 projects. Ninety percent of our applications pass the aesthetic review first time.

Our standard package contains everything the municipality needs:

• Site plan with plot boundaries
• Existing and new floor plans at a scale of 1:100
• Elevations of all relevant sides
• Cross-section
• Material description
• Submission via the Omgevingsloket
• Guidance until the permit is granted

Our structural calculations are carried out by a KIWA-certified structural engineer. This is a requirement that many municipalities impose for structural interventions, such as removing a load-bearing wall or adding a roof extension.

We know what local aesthetic review requirements look like and align drawings accordingly. That is one of the reasons nine out of ten applications are approved in one go. An application that is rejected and has to be resubmitted incurs costs and delays that you avoid with a correct first submission.

Tekenpunt never takes on the role of an architect. We do not design: we draw what you already want and ensure the municipality accepts it.

Aesthetic review: a difference that matters

A permit application is not only assessed against technical requirements. The municipality also checks whether the appearance of your building fits with the surroundings. This is called the aesthetic review and is carried out by an advisory committee on environmental quality.

That committee looks at the facade layout, ridge direction, material colour, proportions, and coherence with the neighbourhood. The criteria are set out in the municipality's aesthetic review guidelines or the policy rules incorporated into the environment plan. If you do not know the local rules, you risk your application being rejected on appearance, even if the technical dimensions are correct.

An architect has no automatic advantage in the aesthetic review: what matters is the quality of the submitted design, not the title of the applicant. A drawing office that knows the local aesthetic review policy document and takes the committee's expectations into account passes the review just as well.

For special monuments or protected village conservation areas the bar is higher. The committee is stricter and the rules more complex. In those specific cases an architect with relevant experience may be the better choice. For standard renovations in an ordinary residential neighbourhood, however, that distinction is not relevant.

In summary: when do you choose what?

Here is the honest comparison laid out.

Choose an architect if:

• You still need the design to be developed
• You have high aesthetic ambitions and want the look to be truly special
• You're building a completely new house
• You have a listed building with ambitious plans
• You want full project supervision, including construction oversight and contract management

Choose a construction drawing office if:

• Your plan is already fixed and you need permit-ready drawings
• You're going to renovate: dormer, extension, roof extension, internal alteration or outbuilding
• You want a fixed price with no loose ends
• You want to be able to start quickly
• You have no need for creative input on the design

Both options are legitimate and there is no reason to exaggerate the choice. An architect who delivers satisfied clients on complex projects is worth the money. A drawing firm that submits a correct application for a standard extension does what needs to be done: no more and no less. Choose based on what you need, not based on the name.

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