Architects generally bill in one of three ways: a percentage of construction cost, an hourly rate, or a fixed fee for a defined scope. The model matters less than what the fee includes. Before you sign, get in writing which drawings you receive, how many revisions are covered, whether permit submission is included, and what happens when the scope changes. We quote no dollar figures here, because the fee depends on your building and your scope.
Chicago architects charge in one of three ways: a percentage of construction cost, an hourly rate, or a flat fee for a defined scope. Ask which one you are being offered, then ask the questions below. The model is the smaller part of the answer.
What are the three fee models?
| Model | How it works | Where it fits |
|---|---|---|
| Percent of construction | The fee is a share of the construction cost, so it moves when the project cost moves. | Larger projects with full design and oversight. |
| Hourly | You pay for time spent, usually with a cap or a running estimate you approve. | Unclear scope, consultations, small studies. |
| Flat fee | A fixed amount for a written list of deliverables. | A defined job, such as drawings for one porch or one permit. |
None of these is better in every case. A percentage ties the fee to a cost that is not final until the job is built. Hourly rewards a tight scope and punishes an open one. A flat fee protects you only as far as the written scope goes, so read what it leaves out.
What actually drives the fee?
Building complexity (structure, additions, older framing), how much of the existing building must be measured and drawn first, how many design revisions are expected, whether the architect handles permit submission and answers to City reviewers, and whether site visits during construction are included. A simple repair drawing and a full renovation set are different jobs, so their fees are different jobs too.
Chicago adds its own drivers. For most plan-based permits, the City requires plans by an Illinois-licensed architect or structural engineer. The City's Standard Plan Review requires an architect to prepare the drawings, and a Self-Cert permit is sealed by a licensed professional who takes responsibility for code compliance. So the design fee is often a required part of a permit job, not an optional extra.
Do you always need an architect?
No. A structural engineer can be the right professional for a porch or a lintel, and many small repairs need no drawings at all. The City's masonry page requires drawings from an Illinois-licensed architect or structural engineer for a lintel over 6 feet, for example. Start with when Chicago requires an architect or engineer and architect or structural engineer for a porch before you pay for more design than the permit needs.
What should you ask before you sign?
- Which drawings are included, and which are not?
- How many rounds of revisions does the fee cover?
- Is permit submission and City review included, or billed separately?
- Are site visits during construction included?
- What happens to the fee if the scope changes?
- Is the architect's license current? You can check it on the state license lookup.
If you choose a design-build team, ask the same questions: how is design billed, and what do you own if you stop after the drawings? The tradeoffs are covered in design-build versus separate architect and contractor. Akats coordinates drawings with licensed design professionals as part of its architectural services, and the design-build guide walks through the whole sequence.
Common questions
Some do, especially for consultations, site studies or unclear scope. Others use a flat fee for a defined set of drawings or a percentage of construction cost. Ask which model applies and what it includes in writing.
Not automatically. A flat fee is only as good as its written scope. Compare what each proposal includes: drawings, revisions, permit submission and site visits. The cheapest line item can leave the most out.
For some jobs, yes. The City accepts plans from an Illinois-licensed architect or structural engineer for work like structural porch repair. Confirm with the Department of Buildings which professional your permit needs.
Sources
- City of Chicago: Guide to Building Permits: When Is a Licensed Architect or Engineer Required?
- City of Chicago, Department of Buildings: Standard Plan Review Permit Program
- City of Chicago, Department of Buildings: Self-Certified Permit Application Program
- City of Chicago: Express Permit Program: Masonry Work
- City of Chicago, Department of Buildings: Trade Licensing
Facts last checked: October 7, 2026.
This article explains general rules and common situations in Chicago. It is not legal advice, and City rules change. For a specific property, check with the Chicago Department of Buildings or a licensed professional.