Hiring an architect is one of the biggest decisions you’ll make on a commercial project. It’s not just about how the building looks, it’s about getting the layout right, keeping costs under control, and navigating planning without delays.
In a city like London, where every site comes with its own quirks and challenges, choosing the right architect makes all the difference. Here’s what to think about before you sign a contract.

Look at Their Real Experience

Not every architect will be the right fit. Some firms specialise in residential extensions. Others focus on big commercial builds. What you want is someone who’s handled projects like yours, ideally in London.

Ask about their experience with office refurbishments, retail fit-outs, or whatever your project involves. Don’t just look at glossy images. Ask what went wrong, how they fixed it, and what lessons they bring to the table.

Do They Really Understand What You Need?

A good architect listens more than they talk in the early stages. They should ask about your goals, your team, your deadlines, and your budget. If they rush into sketches without understanding how your business works, that’s a red flag.

The right architect will think beyond square footage. They’ll ask how people will move through the space, how light and noise affect your work, and how the design can support your business long-term.

Can They Navigate Planning in London?

London has some of the toughest planning regulations in the UK. Conservation areas, listed buildings, access restrictions, the list goes on.

You’ll want someone who knows the borough your site is in. Better still, someone who’s already worked with that local planning authority and understands what they like (and what they don’t). Ask about previous planning applications, especially if your site is complicated.

Who’s Actually Doing the Work?

It’s easy to be impressed in the pitch meeting. But who will you be dealing with day to day? Some firms pass your project down the chain once you’re signed up.

Make sure you know who’s running the job, who’s drawing the plans, and how they’ll keep you in the loop. Will they send weekly updates? Are they available for quick calls? What happens when changes come up? Clarity here avoids headaches later.

Make Sure the Relationship Works

This is someone you’ll be working with for months, maybe even years. You need to feel comfortable raising concerns, asking questions, and pushing back when needed.

There’s no science to this, it’s about gut feel. If you leave a meeting feeling unclear or unheard, that’s not going to improve. Look for someone who’s confident but open, honest about challenges, and focused on solving problems, not just selling a vision.

Do the Basic Checks

Lastly, make sure the architect is properly registered. They should be listed on the Architects Registration Board (ARB), and ideally be RIBA Chartered.

Ask for references. Not just glowing quotes, actual phone numbers. Talk to past clients. Ask what it was like to work with them, whether they delivered on time, and what they’d do differently next time.

Why Clients Choose Fresson and Tee

At Fresson and Tee, we’ve helped businesses across London shape commercial spaces that work, whether it’s an office fit-out, a mixed-use development, or a complex listed building.

We combine architectural design, surveying, and project management in one team. That means better communication, less risk, and a smoother build. If you’re still at the stage of finding the right architect, we’re happy to sit down, talk through your goals, and help you figure out the next steps.

If you would like to discuss more about construction consultants and contractors in London, please call our office on 020 7391 7100 or email us at surveyor@fandt.com.

Architectural services cover far more than drawing up blueprints. They are about bringing your vision to life in a way that’s both functional and visually compelling. A qualified architect doesn’t just design – they guide, advise, and manage. Their role is to interpret your goals, assess the space or site, and translate everything into plans that meet building regulations, planning permissions, and safety requirements.

Whether you’re refurbishing a townhouse in Kensington or converting a commercial unit in Shoreditch, architectural input ensures the project is achievable, cost-efficient, and futureproof.

Why This Matters in London

London presents a unique challenge. Planning laws are strict. Conservation areas are everywhere. Space is often tight. Without expert guidance, even small mistakes in the design stage can cause major delays later on.

Local architects understand the quirks of each borough – from Westminster’s heritage policies to Hackney’s sustainability requirements. This local knowledge can be the difference between a smooth planning approval and weeks of back-and-forth with the council.

When Should You Bring an Architect In?

• There’s a misconception that you only need an architect for huge developments. In reality, their input is valuable even for smaller refurbishments. If your project involves:

  • Structural changes

  • Planning permission

  • Listed buildings or conservation areas

  • Maximising light, flow or usability

  • Basement or loft conversions

  …you’ll want professional architectural guidance. Getting it right at the beginning can save you costly changes later.

Can’t I Just Use a Builder?

Some clients skip architects and go straight to a builder or contractor. While that may seem like a shortcut, it often leads to misaligned expectations, unclear drawings, or missed regulatory details.

Architects provide the strategic thinking and detailed planning that builders rely on to do their job properly. The result is a smoother build, fewer surprises, and a finished space that actually meets your goals.

How F&T Supports Clients in London

At Freeson & Tee, our architectural team works alongside our building consultants and project managers to give London clients a joined-up service. That means:

• Design that considers buildability from day one

• Help navigating complex planning regulations

• Full drawing packages that reduce ambiguity

• Coordination with engineers, surveyors and contractors

• Cost control and risk management throughout

Because we also handle dilapidations, reinstatement assessments and project management, we understand the full picture. Our goal is always to protect your investment, reduce delays, and make sure you get maximum value from your project.

Is Architectural Input Really Worth It?

If you’re investing time and money into a property, professional architectural services can pay for themselves. You get peace of mind knowing the plans are sound. You avoid costly design errors. And you’re more likely to create a space that works for years to come.

If you would like to discuss more about architectural design in London, please call our office on 020 7391 7100 or email us at surveyor@fandt.com.

Timing is critical when it comes to architectural input. A refurbishment might seem less complex than a new build, but in reality, it comes with more unknowns, more constraints and more opportunities to make costly mistakes.

Many clients in London wait until the last minute to involve an architect. But by that point, some of the most important decisions have already been made. The best results come when architectural expertise is brought in at the beginning, not halfway through.

The Role of an Architect in a Refurbishment Project

Architects help clarify the big picture early. They can translate ideas into workable plans, identify constraints, and guide the design through planning, compliance and delivery. In London, where buildings are often listed, occupied or structurally complex, this guidance is essential.

Without an architect in place early on, projects often suffer from:

• Incomplete planning applications

• Costly redesigns mid-project

• Scope confusion between teams

• Missed opportunities to optimise layouts or performance

When to Involve an Architect

• During Early Briefing and Feasibility

Architects add the most value when they’re involved before decisions are locked in. This is the stage to test options, spot red flags and build a brief that actually works.

• Before Applying for Planning or Listed Building Consent

Navigating London’s planning system is not straightforward. Local rules vary, and many boroughs have their own design codes. If your building is listed or in a conservation area, you’ll need careful coordination of design, access and materials.

• Before Engaging Contractors

Too many projects head to tender without a clear design or specification. That leads to inconsistent pricing, contractor confusion and slow site progress.

A full design package from your architect removes that guesswork.

• During Construction

Architects don’t disappear when the drawings are done. They stay involved to answer design queries, inspect progress and protect the client’s original brief from being watered down on site.

How Fresson and Tee Can Help

At Fresson and Tee, we provide architectural services as part of a broader building consultancy team. This means our architects are always working closely with surveyors, project managers and technical specialists.

You’ll benefit from:

• Architects who understand construction risks and sequencing

• Designs developed in parallel with cost planning

• Planning submissions that reflect real site conditions

• Support during contractor appointment and project delivery

We don’t just draw. We guide. Our team takes projects from feasibility to finish with clear, practical advice at every stage.

Whether you’re updating a school, reconfiguring office space or refurbishing a listed property, we’ll help you avoid unnecessary delays, costs and surprises, and ensure your project works for years to come.

If you would like to discuss more about architectural design in London, please call our office on 020 7391 7100 or email us at surveyor@fandt.com.

Refurbishing a building in London can be full of surprises. Narrow access routes, live tenants, heritage rules and shifting timelines all come into play. These are not the kinds of projects where you can hand over drawings and hope for the best. They need direction. That’s where project managers come in.

At Fresson and Tee, we’ve seen first-hand how having the right local expertise makes projects run smoother. It’s not just about managing schedules. It’s about making sure every decision made on site is connected to the bigger picture.

What a Construction Project Manager Actually Does

A good project manager keeps everything on track, but in practice, their role covers far more than timelines.

Their responsibilities often include

• Coordinating consultants, contractors and suppliers

• Liaising with local authorities and building control

• Setting up site logistics and phasing

• Managing risks and resolving problems early

• Keeping the client informed and protected

They act as the link between design, delivery and operations. Without that link, things fall through the gaps.

Why Local Knowledge Matters in London Projects

Not all project managers are equal. Those with local experience are better equipped to deal with the quirks that come with working in London.

Benefits of working with a local project manager

• They understand borough-specific planning nuances

• They know which contractors work well on tight sites

• They can build more realistic programmes based on local conditions

• They understand when and how to phase works to avoid disruption

You don’t need to explain what a red route is or how scaffold licences work. They already know.

Navigating Live Sites, Occupied Buildings and Tight Schedules

Some of the most common challenges we see include:

• Working in schools or healthcare settings that cannot close during works

• Delivering phased upgrades while a business continues to operate

• Managing noise, dust and security risks in residential blocks

• Planning works around exam timetables, public access or tenant move-ins

A local project manager knows what to expect and how to phase works in a way that keeps everyone safe and operations undisturbed.

Ordered List: What Project Managers Do at Each Stage

• Pre-construction

  • Review scope, budget and risks

  • Finalise programme and procurement strategy

  • Coordinate planning submissions and consultant input

• During construction

  • Manage contractor performance

  • Run progress meetings and cost tracking

  • Handle variations, delays and site logistics

• Post-completion

  • Oversee defects period

  • Review handover and O&M manuals

  • Conduct final project evaluation and reporting

If you would like to discuss more about architectural design in London, please call our office on 020 7391 7100 or email us at surveyor@fandt.com.

Insurance costs for London property are rising. Valuation methods are under scrutiny. If a building is damaged, insurers want to know exactly how much it would cost to put things right. That’s where reinstatement cost assessments come in.

An up-to-date reinstatement cost assessment helps property owners avoid being underinsured or overpaying on premiums. It gives insurers confidence that the policy is based on accurate, professional data. In London, where values shift quickly and construction costs vary from borough to borough, relying on outdated figures is a risk.

What a Reinstatement Cost Assessment Covers

Many property owners in London still rely on valuations made years ago. They may update their market value regularly, but not the rebuild cost. The two are not the same.

When a building is underinsured:

• The insurer may reduce the payout in line with the level of underinsurance
  
• The owner may need to cover a shortfall during reinstatement

   

• The rebuilding process may be delayed due to funding or disputes

   

Even small discrepancies can make a big difference, especially when dealing with multi-storey buildings, heritage properties or properties that include extensive mechanical and electrical systems.

Why Overinsurance Can Be Just as Costly

Paying to insure a property for more than it would cost to rebuild doesn’t mean you’ll receive that higher figure in a claim. It just means you’re paying more for cover than you need.

Some policies include indexation, but not all. Others still rely on rough square metre rates that don’t reflect the specific challenges of the building itself.

Getting the figure right is about fairness. For both parties.

Insurance Market Pressures in London

ecent years have seen more frequent claims due to fire, flood and structural issues. Insurers are looking more closely at how reinstatement costs are calculated. Some are refusing to renew policies without up-to-date assessments. Others are reducing cover or raising excesses.

London buildings face particular challenges:

• Older buildings with complex materials and detailing
  
• Properties in conservation areas or with listed status 
• High build cost inflation across commercial and residential sectors 

Keeping assessments current is one of the simplest ways to stay compliant and avoid a coverage gap.

When to Review a Reinstatement Cost Assessment

A review is recommended:

• Every three years as standard
  
• Immediately after major refurbishment or extension

• When there are market changes affecting construction costs

• If requested by your insurer or broker

At Fresson and Tee, our surveyors carry out detailed reinstatement cost assessments that consider everything from location and use to materials and access restrictions. We help clients set insurance values they can rely on.

If you would like to discuss more about architectural design in London, please call our office on 020 7391 7100 or email us at surveyor@fandt.com.

Property in London is rarely a passive investment. Whether it’s a commercial unit in a mixed-use building or an office space let on a long-term lease, keeping that asset in good condition takes planning. One of the most important tools a landlord has is the proper use of dilapidations.

Dilapidations cover a tenant’s responsibility to repair and maintain a property throughout the lease and to return it in the agreed condition when they leave. But this is not something you want to deal with at the last minute. It’s a process that starts early and runs throughout the life of the lease.

What Counts as Dilapidations?

The term refers to breaches of lease covenants related to repair, redecoration or reinstatement. It might include cracked plaster, damaged ceilings, poorly maintained services or unauthorised alterations that were never reversed.

It typically falls into three main categories:

Each lease is different, but most commercial leases in London will contain standard clauses relating to these obligations.

Timing Matters for Landlords

A common mistake is leaving everything until lease expiry. At that point, the property may be in poor condition, there may be disputes over what’s required, and there may be very little time to act.
Landlords who stay on top of lease obligations from the start are in a much stronger position. Regular inspections, photographic records, and open communication with tenants can make enforcement smoother when the time comes.
Surveyors can provide interim schedules of condition or repairs, which help flag issues before they get worse. This can also support negotiations if a lease is being renewed or extended.

The Importance of a Terminal Schedule

Towards the end of the lease, a terminal schedule of dilapidations is usually prepared. This is a formal document that sets out all of the alleged breaches and the remedial works required.

A strong schedule includes

• A detailed list of disrepair or unauthorised changes

   

• Clear reference to the relevant lease clauses

   

• Cost estimates for each item

   

• Supporting photographs and notes

This document forms the basis for any financial settlement or work carried out before re-letting the property. If it’s rushed or poorly structured, it can lead to disputes, delays or unrecovered costs.

Strategic Use of Section 18(1) and 18(2)

Section 18 of the Landlord and Tenant Act 1927 often comes up in dilapidations cases. It limits the amount a landlord can claim by capping it at the actual loss in value caused by the disrepair. It also allows for leases to include clauses requiring reinstatement of alterations, regardless of value impact.
Understanding how and when to apply this legislation is essential. Not every defect is worth chasing. Some may be cosmetic. Others could delay re-letting. Knowing the difference helps landlords make informed, strategic decisions.

Supporting Landlords Across the Full Lease Term

At Fresson and Tee, we support landlords from pre-lease to lease end. That means reviewing lease terms, preparing condition reports, carrying out inspections during the term, and managing the dilapidations process at the end.

By staying involved throughout, we help landlords avoid nasty surprises, reduce disputes, and recover more of the costs they’re entitled to.

If you would like to discuss more about architectural design in London, please call our office on 020 7391 7100 or email us at surveyor@fandt.com.