Frequently Asked Questions

Answers to the questions we're asked most often are provided here. If your question isn't answered here, get in touch and we'll answer it directly.

Do I need an architect for something small, like a carport or closing in a patio?

You need approved plans, which means you need a SACAP-registered professional to draw and sign them off. Many people are surprised by this — carports, enclosed patios and internal bathroom reconfigurations all require municipal approval. Whether that professional needs to be a full architect depends on the project's complexity.

Is it cheaper to buy a house or to build one?

Usually it is cheaper to buy. Stories of people building very cheaply are sometimes true but rarely transferable — those people typically work in construction, have trade skills they apply themselves, or have supplier and transport contacts that give them wholesale pricing. Without those specific advantages, most people should not expect a custom-designed new home to cost less per square metre than an older existing property on the market.

Can you help me decide between two properties before I buy?

Yes. Where several sites are under consideration, our unique viability assessment service can compare them and advise which is best suited to your project. Because the analysis is based on the actual legal documentation for each property rather than assumptions, it can surface restrictions that would only otherwise emerge after you have committed to buying.

Read more: Viability Assessment Service

Do you only take on projects of a certain size?

On the low end, our general policy is to only take on projects above R5 million in construction value, but we do make exceptions for projects that are unique and different or where the client really wants to create something exceptional. We have no maximum project size as our team has experience with projects that go up to billions of rands in total construction value.

Do you handle alterations and additions, or only new builds?

Both. The majority of our work is new builds, but alterations and additions require approved plans exactly as new buildings do, and they are frequently more technically demanding — you're working with existing structure, existing services and existing compliance conditions that may no longer meet current regulations. We've done some incredible renovation projects that completely transformed existing spaces, winning awards and getting published in magazines.

Are you a registered Professional Architect?

Yes. Our principal architect, Ruan Bosman, is registered with SACAP (the South African Council for the Architectural Profession) as a Professional Architect which is the highest level of professional registration, requiring a Master's degree as an academic qualification alongside years of experience and practice exams. You can verify our architectural professional registration directly with SACAP, and our Privyseal — a live digital seal with a date stamp and QR code — appears on our emails and key documents so you can confirm our registration status at any time.

Can you take over a project another professional has already started?

We are a design-focused firm, so as a rule we only get involved with projects we are able to do the vast majority of the design work. We may be willing to make an exception in cases where the project is particularly interesting, well-designed, or large. We'd need to review the existing drawings, establish what has been submitted or approved, and understand where the previous appointment ended. There are professional and copyright considerations when taking over another practitioner's work, and we'll advise you on those before proceeding.

How much do architects charge in South Africa?

There is no single figure. The common international rule of thumb is around 10% of construction cost, but this is inadequate on its own — small projects often exceed it and large ones fall well below while it assumes a full range of architectural services which is not always necessary. Most South African firms use SACAP's published fee guideline as a starting point. Scope of service and the professional's skill level affect the price far more than most clients expect. For a price on a specific project, contact us for a quotation.

Why do architectural quotes vary so widely?

It is not unusual for the most expensive quote on a project to be ten times the cheapest. The biggest single driver is scope: one quote may cover only the minimum drawings needed for municipal approval, while another covers the full service through to construction and quality control on site. At the low end, the quoting party may not even meet the legal criteria to practise, or may lack the qualification and experience the project needs — or may not legally be permitted to take it on at all. At the high end, design reputation carries a premium, often because great design takes orders of magnitude more time and effort. Quotes can only be fairly compared once the scope behind each one is understood.

Do you charge hourly rates or a set service package?

It depends on the project. For projects below R5 million in construction value we work on time-based hourly fees. Smaller projects commonly see changes in scope that shift the construction value significantly, and time-based billing removes the friction this causes under other fee structures. It also lets us provide exactly the services a project needs and leave out those it doesn't. For residential projects above R5 million we offer three set service packages at different price points and inclusions.

How do you bill and track time-based work?

Time-based work is invoiced monthly, so costs never accumulate out of sight. Every invoice comes with a timesheet showing where the invoiced hours came from, what was done and when — the same table is carried forward and updated as the work progresses. Hours are recorded to the nearest half hour, so tasks under fifteen minutes aren't recorded at all and longer ones are rounded, which keeps record-keeping from eating into the work itself.

How do you charge for commercial or multi-unit projects?

For all non-residential and development work, including multi-unit residential, we negotiate a custom service package based on the specific needs of the client and the project. These projects vary too widely in scope, approval pathway and consultant coordination for a standard package to be appropriate.

What do you need from me before you can quote?

At minimum we need the project type and either the total square meterage or the intended construction cost, since that's what the quotation is based on. A properly informed quote also accounts for the context of the property and your stylistic requirements or any unusual features. If you have all of that, you can submit it through our project initiation form. If some of it is still unclear, or you're finding it hard to pin down, the viability assessment is structured specifically to work it out.

Do you stay involved during construction, or only up to plan approval?

We can do either. Many clients assume architectural involvement ends at municipal approval, but under a standard SACAP service roughly half the work happens afterwards. Ongoing involvement during construction is what maintains quality control and protects the design intent as unforeseen changes arise. Our higher tier packages include on-site support and quality control.

What does a full architectural service actually include?

SACAP defines a standard service according to work stages: Project Initiation, Concept Design, Design Development, Local Authority Submission, Construction Documentation & Tender, Construction, and Close-Out. Only about 47% of the fee covers work up to municipal approval. A substantial portion of the service happens during construction, which is what protects the design intent and quality on site.

Is the first consultation free?

An initial call or online meeting is free. If your brief is already clear and detailed enough for us to scope the work from, we'll prepare a full quotation at no charge. Where a project needs considerably more guidance before it can be scoped, or where a site visit is required, we'd usually suggest starting with a viability assessment instead — which gives you a properly researched picture of what your site allows.

What is a viability assessment?

It's an inexpensive, commitment-free way to get a research-backed expert opinion on a residential project before appointing anyone. Most architects quote on broad assumptions about scope and legal rights that can only be verified later, once fees have already been incurred — which is why projects get cancelled mid-way or costs jump unexpectedly. The assessment establishes the facts first. There are two versions, one for new homes and one for additions and alterations.

Read more: Viability Assessment Service

What if I decide not to appoint you after the viability assessment?

That's entirely fine — the assessment is deliberately commitment-free. All the research and documentation gathered remains yours to keep, and it allows any other architect to quote your project far more accurately than they otherwise could. The purpose of the exercise is that you make the decision with the facts in front of you.

Which areas do you work in?

We're based in George and work along the southern Cape coast from Struisbaai to Plettenberg Bay, including Mossel Bay, Hartenbos, Great Brak River, Wilderness, Sedgefield, Knysna, Brenton-on-Sea, Buffels Bay and Keurboomstrand. We also travel beyond that range for particularly large or interesting projects. Smaller projects are generally better suited to sites closer to George. Where an on-site meeting is required more than 50 km from George, travel is charged in addition to the quoted fee.

Do you work in the golf and eco-estates?

Yes. Estate projects carry an extra layer of design review — each estate has its own architectural guidelines and an aesthetics committee that must approve your design before the municipality even sees it. We handle that submission process as part of the service. We have extensive experience having done projects in estates like Oubaai Gold Estate, the Brink and Breakwater Bay Eco Estates, Monate Eco Estate, Pezula Private Estate and many more.

Do you work in the golf and eco-estates?

How long does municipal plan approval take?

This varies massively by municipality and even based on the individuals at the municipalities which happen to be assigned to a specific project. It also changes over time as municipalities may be short staffed for a particular time, so it's best to talk to us about this so that we can provide the most accurate information for that specific moment in time. Project specifics like rezonings, building line relaxations or environmental approvals can also add many months to the process. As a general rule, approvals take at least a month or two from submission at the most effective municipalities if it is just a clean building plan approval. At less effective municipalities, it can take six months or more. In the Garden Route we generally find Mossel Bay and Bitou to be fairly effective while Knysna and George are much slower.

What other professionals will I need to appoint?

We advise on which consultants your project requires and coordinate their work as part of the service. Most projects need at least a structural engineer and a land surveyor, while we usually recommend using a quantity surveyor for cost predictability and control. Depending on the project, an interior designer, environmental specialist and town planner may also be needed. We regularly work with all of these parties and are able to assist with references and obtaining quotations.

Can you help with rezoning, consent use, building line relaxations ,etc.?

We do take on building line relaxations and tree removal permits. If, however, you require assistance with rezoning or consent use applications, we'd rather refer you to a town planner we regularly work with. For OSCA permits, environmental protection applications, we can refer you to environmental specialists.