The architect's role in a construction project

The public works act of 12 July 1985 defines the framework of design appointments on public projects. Its principles are widely followed in private work. It distinguishes several stages the architect may take on alone or in a consortium.

Concept	Checking the architectural feasibility of the brief, proposing an overall solution, and an outline estimate of the works cost.
Outline design	Proposing an architectural approach, refining the brief, and a finer cost estimate at around ± 15 %.
Developed design	Defining the scheme precisely in every aspect, an estimate at around ± 8 %, and preparing the planning application.
Planning application	Filing and following the application. In France an architect is mandatory for any building above 150 m² of floor area for private individuals, and with no threshold for corporate applicants.
Detailed design	The drawings and technical documents allowing the works to be carried out, more detailed than at developed design.
Tender documents	Preparing the tender package and assisting in letting the works contracts.
Site supervision	Following the site, approving the contractors' production drawings, chairing the site meetings.
Handover	Organising and conducting the pre-handover inspections, compiling the as-built file, managing the defects.

Architects' fees have been unregulated since 1990. They are negotiated freely between architect and client, with no statutory scale.

Lump-sum fees	A fixed amount for a defined appointment. The most common route in private work.
Fees as a percentage of the works	A rate applied to the works cost excluding VAT. On public contracts the range observed runs from 8 to 14 % for a full appointment according to complexity.
Time charge	Payment for time spent. Used for appointments hard to price as a lump sum, such as preliminary studies or advisory work.

ℹ The level depends on the technical and programmatic complexity of the project; the extent of the appointment, partial or complete; the reputation and experience of the practice; the location, the Paris region against the provinces; and the size of the project, large projects generally attract a lower percentage.

The architect is subject to several concurrent liability regimes.

Ten-year liability	For ten years after handover the architect is jointly liable with the contractors for damage compromising the soundness of the building or rendering it unfit for its purpose.
Two-year liability	For two years, liability for defects affecting equipment separable from the structure.
Contractual liability	For failures in their contractual obligations: delay, design error, poor site supervision.
Professional indemnity insurance	Mandatory. The architect must be insured for the whole of their appointment, including design.

On complex projects the architect works in a consortium with engineering consultancies. They are generally the lead consultant, the client's single interlocutor and the coordinator of the different disciplines.

The relationship is framed by a consortium agreement defining each party's appointment, the division of fees and the respective liabilities. An engineer who exceeds their field of competence or delivers non-compliant work engages their own liability, but also that of the lead architect if the duty of coordination was not exercised.

Related articles: Engineering consultancies in construction · The client's role · The economic parties in construction

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The appointments described come from the public works act and French professional practice in 2026. Contractual conditions vary with the project and the agreements signed.

The nature of the figures quoted

The percentages and amounts quoted on this page are orders of magnitude for framing, not measurements. They illustrate mechanisms and proportions, and they substitute neither for a tender exercise nor for an estimate prepared on drawings.