COA Scale of Charges — Complete Guide for Indian Architects (2026)
This guide is written for registered architects. If you're a homeowner or client trying to understand what you'll pay, see How much do architects charge in India? — written for clients with worked examples.
The Legal Basis
The COA Scale of Charges is part of the Architects (Professional Conduct) Regulations, 1989, made under the Architects Act, 1972. The regulations make these minimums enforceable — a registered architect who knowingly charges below the prescribed rate is in breach of professional conduct and can face disciplinary action.
Comprehensive Architectural Services — All Categories
| Project / Service Category | Basis | Minimum Fee |
|---|---|---|
| Individual / independent house | % of cost of works assigned | 7.5% |
| Single block housing — site ≤ 0.5 ha | % of cost of works assigned | 5.0% |
| Group housing — site 0.5–2.5 ha | % of cost of works assigned | 3.5% |
| Group housing — site 2.5–5 ha | % of cost of works assigned | 2.5% |
| Group housing — site > 5 ha | % of cost of works assigned | 2.0% |
| All non-housing projects | % of cost of works assigned | 5.0% |
| Same design repeated on same campus | % of cost of works assigned | 2.5% |
| Same design repeated at different location | % of cost of works assigned | 3.5% |
| Site development | % of cost of works assigned | 2.5% |
| Conservation / retrofitting / alterations | % of cost of works assigned | 7.5% |
| Interior architecture / signage | % of cost of works assigned | 7.5% |
| Landscape architecture | % of cost of works assigned | 7.5% |
| Urban design / urban renewal scheme | % of cost of works assigned | 1.0% |
The "cost of works assigned" means the actual cost of the construction works for which the architect is appointed — it excludes the cost of land.
The 20% Reduction for Urban Design Follow-On Work
When an architect is engaged to provide comprehensive architectural services as a follow-up to an urban design or urban renewal scheme they designed, the professional fee for the architectural services is reduced by 20%. This provision encourages continuity of design intent.
Additional Charges — Often Missed
| Additional Charge | Rate | Notes |
|---|---|---|
| Documentation & communication charges | 10% of professional fee | Mandatory in all engagements |
| Contractor bill verification & certification | 1% of cost of works | Only if expressly assigned |
| Advisory consultancy — outstation | ₹10,000 per day | Plus travel and lodging at actuals |
| Advisory consultancy — local | ₹4,000 per day |
The documentation and communication charge of 10% is not optional. It is charged in all engagements, across all stages. It covers the cost of prints, reproductions, communication, and document preparation — which in practice is substantial for a complex project.
How the Fee Is Calculated
The fee is calculated as a percentage of the estimated cost of works at the time of appointment. Invoices are raised at each COA stage based on this estimate. At project completion, the fee is regularised against the actual cost of completed works. Any difference is settled — the architect receives more if actual cost exceeds the estimate, or credits the client if costs came in lower.
What the Fee Covers
The COA professional fee covers the architect's time and professional services for the stages assigned. It does not cover:
- Specialist consultant fees (structural, MEP, acoustics, etc.) — these are separate
- Authority fee payments — paid directly by the client
- Physical models, special renderings — reimbursable at actuals
- Day-to-day site supervision — not standard architectural services