Design Fee

1. SCOPE OF SERVICES

The proposed services for the residential project consist of the following:

1.1 Architectural Design Services

• Architectural design, preparation of construction drawings, structural engineering coordination, and preparation of documents required for building permit submission.

• Architectural design development from initial concept through final construction documentation.

1.2 Construction Services

Construction services, subject to a separate construction agreement and quotation, include:

• Structural works

• Architectural works

• Electrical systems

• Plumbing and sanitary systems

2. ARCHITECTURAL DESIGN SERVICES

The architectural design services will include the following:

2.1 Architectural Design

Development of an architectural design appropriate to the climatic conditions of Thailand and aligned with the Client's functional requirements.

The design documentation will include, as applicable:

• Floor plans for all levels

• Reflected ceiling plans

• Elevations

• Building sections

• Enlarged drawings and architectural details where required

2.2 Site Planning and Building Services

Planning and positioning of the building in response to the site dimensions and conditions, together with the basic building services required for residential use, including:

• Plumbing and sanitary systems

• Water supply and drainage

• Lighting and Electrical power systems

2.3 3D Visualization

Preparation of 3D perspectives and visualizations of selected interior and exterior areas to facilitate communication and ensure a clear understanding of the proposed design between the Architect and the Client.

2.4 Materials and Finishes

Development of the architectural color palette and selection of the principal building materials and finishes intended for actual construction.

2.5 Construction Documentation and Professional Certification

Preparation of architectural drawings and documentation, certified and signed by a licensed architect, together with structural calculations and structural drawings certified and signed by a licensed engineer, as required for building permit submission under applicable Thai laws and regulations.

2.6 Building Permit Coordination

Coordination with the relevant local authorities for the submission of documents required to obtain the building permit. 

3. SERVICES NOT INCLUDED

The following services are not included in the architectural design fee:

3.1 Interior Design

Detailed interior design services, including built-in furniture, loose furniture selection, curtains, and other interior fit-out works.

However, appropriate furniture layouts and representative furniture arrangements will be indicated in the floor plans and 3D perspectives for design coordination purposes.

3.2 Landscape Design

Detailed landscape architecture and garden design are not included.

3.3 Specialized Systems

The design of the following specialized systems is not included:

• Solar photovoltaic (PV) systems

• Backup power systems

• Water filtration and treatment systems

3.4 Government Fees and Expenses

Government fees, permit fees, and other official expenses related to the building permit application are not included in the design fee.

Any third-party expenses or additional costs incurred in connection with government coordination or permit submission will be borne by the Client.

4. DESIGN FEE

The architectural design fee is calculated based on the gross building floor area: THB 1,200 per square meter

The minimum architectural design fee is: THB 120,000

*Design fees are calculated based on the total gross floor area of the building, excluding external landscape areas and other areas not forming part of the building structure.

** The final design fee will be adjusted based on the final confirmed building area upon completion of the design development stage.

5. DESIGN STAGES AND PAYMENT SCHEDULE

The architectural design service will be divided into the following stages:

Stage 1 — Architectural Programming | 10%
Estimated Duration: 1–2 weeks

Upon the Client's confirmation to proceed following the initial consultation, the Architect will establish the project's fundamental requirements, including: Project brief and requirements, Preliminary space program and estimated floor area, Initial site and project feasibility assessment

Payment: 10% of the estimated design fee.

Stage 2 — Schematic Design | 20%
Estimated Duration: 1–2 weeks

Upon confirmation of the project brief, the Architect will commence the preliminary design process and present the design concept, including alternative planning options for the Client's consideration and selection.

Payment: 20% of the estimated design fee.

Stage 3 — Design Development 1 | 20%
Estimated Duration: 3–4 weeks

Upon confirmation of the selected planning scheme, the Architect will further develop the design concept, including: Architectural design development, Preliminary architectural details, Preliminary structural approach, Preliminary material and finish direction

Payment: 20% of the estimated design fee.

Stage 4 — Design Development 2 | 20%
Estimated Duration: 3–4 weeks

Upon approval of Design Development Stage 1, the Architect will further develop the architectural design and details and establish the final building area and major design requirements.

Payment: 20% of the estimated design fee.

Stage 5 — Final Design | 20%
Estimated Duration: 2 weeks

Upon approval of Design Development Stage 2, the Architect will prepare and present the completed architectural design for the Client's final approval prior to commencement of construction documentation.

Payment: 20% of the estimated design fee.

Stage 6 — Construction Documentation | 10%
Estimated Duration: 3–4 weeks

Upon final approval of the architectural design, the Architect will prepare the construction drawings and supporting documents required for construction and building permit submission.

Payment: 10% of the design fee.

At this stage, the total design fee will be adjusted to reflect the difference between the preliminary estimated building area and the final confirmed building area.

Stage 7 — Building Permit Submission
Estimated Duration: Subject to relevant authority review and approval

The Architect will coordinate and submit the completed building permit documentation to the relevant local authority.

Government application fees, permit fees, and other official charges shall be paid separately by the Client.

6. IMPORTANT CONDITIONS

6.1 Design Approval

Each design stage shall be considered approved upon the Client's written confirmation or approval to proceed to the next stage.

6.2 Design Revisions

The design fee includes reasonable revisions within the agreed project scope at each design stage.
Major changes to an approved design direction or project brief may be treated as additional services and may be subject to additional fees.

6.3 Scope Changes

Any substantial change to the project brief, building program, site conditions, or scope of services after commencement of the design may require a revision of the design fee and project schedule.

6.4 Construction Services and Preliminary Construction Cost Estimate

Construction services, including construction cost, contractor's scope, construction schedule, and construction contract terms, shall be subject to a separate quotation and/or construction agreement. For preliminary budgeting purposes, the estimated construction cost starts from approximately THB 25,000 per square meter of building floor area.

This figure is provided for budgetary estimation only and is not a fixed construction price or quotation.
The final construction cost will be determined based on the Final Design and Construction Documentation and will be presented separately prior to commencement of construction.

6.5 Statutory Requirements

The design and documentation will be prepared in accordance with applicable Thai laws, building regulations, and professional requirements in force at the time of submission.

6.6 Design Copyright and Usage Rights

The architectural drawings, construction drawings, 3D visualizations, design concepts, and related documents shall be considered works jointly developed by the Client and the Architect. The Client has the right to use the design for the construction of the Client's own residence under this project, but shall not reproduce, adapt for other projects, sell, transfer, or permit third parties to use the design for commercial purposes. Likewise, the Architect shall not reproduce, sell, transfer, or permit third parties to use the design for commercial purposes. The Architect may, however, present the project as part of the Architect's professional portfolio, provided that no confidential information of the Client is disclosed.

7. PROJECT BUDGET PLANNING GUIDE

When planning the overall budget for a residential project, the Client should consider all major components required to create a complete, move-in-ready home, not only the building construction cost. The following figures are provided as a general budgeting guide only, not fixed ratios, and may vary depending on the project size, design, materials, specifications, and individual requirements.

• Building Construction — approximately 70–75%

• Design & Professional Fees — approximately 5–7%

• Interior Design & Furniture — approximately 15–25%

• Landscape & Garden — approximately 5–10%

• Specialized Systems — including air-conditioning, CCTV, Solar PV, backup power, water filtration, and other systems as required

These figures are intended to help the Client establish a realistic overall budget and allow for the various components of a complete home. Your construction budget is only one part of the total cost of creating a complete home. Actual costs will vary according to the specific requirements and selections of each project.

Thank you for considering hed Design Studio. We hope to have the opportunity to work with you.