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How Much Do Architects Charge in India? COA Scale of Charges Explained
The COA Scale of Charges — All Project Categories
These are mandatory minimums. A registered architect cannot legally charge below these rates.
| Project / Service Category | Minimum Fee |
|---|---|
| Individual / independent house | 7.5% |
| Single block housing — site ≤ 0.5 ha | 5.0% |
| Group housing — site 0.5–2.5 ha | 3.5% |
| Group housing — site 2.5–5 ha | 2.5% |
| Group housing — site > 5 ha | 2.0% |
| All non-housing projects | 5.0% |
| Conservation / retrofitting / alterations | 7.5% |
| Interior architecture / signage | 7.5% |
| Landscape architecture | 7.5% |
| Urban design / renewal | 1.0% |
| Repetition of design — same campus | 2.5% |
| Repetition of design — different location | 3.5% |
All percentages are calculated on the actual cost of works assigned, excluding the cost of land. The fee is computed at the time of appointment on an estimated basis and regularised against the actual cost at project close-out.
Additional Mandatory Charges
On top of the professional fee, COA prescribes these additional charges:
- Documentation and communication charges: 10% of the professional fee, applicable in all engagements across all stages.
- Contractor bill verification: If the architect is assigned to verify and certify contractor bills, an additional 1% of the cost of works is charged.
- Advisory consultancy: ₹10,000 per day for outstation visits; ₹4,000 per day for local advisory work.
What the Client Actually Pays — A Worked Example
Say an architect is appointed for a ₹1 crore residential house (individual/independent):
| Item | Calculation | Amount |
|---|---|---|
| Professional fee (7.5%) | 7.5% × ₹1,00,00,000 | ₹7,50,000 |
| Documentation charges (10% of fee) | 10% × ₹7,50,000 | ₹75,000 |
| Sub-total (before GST) | ₹8,25,000 | |
| GST @ 18% | 18% × ₹8,25,000 | ₹1,48,500 |
| Total payable to architect | ₹9,73,500 |
Reimbursables (travel, models, authority fees) are charged additionally at actuals.
Are Architect Fees Negotiable?
Yes, but only upward from the COA minimum. The COA scale sets a floor, not a ceiling. Architects can charge more based on their experience, the complexity of the project, or the services required. They cannot charge below the mandatory minimums.
In practice, many architects in India charge at or near the COA minimum for residential projects and negotiate higher rates for complex commercial or institutional work.
When Is the Fee Paid?
Fees are paid in stages, linked to the 7 COA project phases. A typical payment schedule runs from a 5% retainer on appointment through to 100% at project completion. See our guide on COA project stages and payment milestones for a full breakdown.