What are the RIBA Stages?

A Simplified Guide to the RIBA Plan of Work Stages for Homeowners Planning Extensions, Refurbishments, and Renovations

When you're planning an extension, refurbishment, or renovation to your home, the architectural process can seem overwhelming. The RIBA Plan of Work, developed by the Royal Institute of British Architects (RIBA), is a comprehensive framework used to guide all types of building projects—both large and small. It is also the framework against which most architects will structure their fees. However, for homeowners looking to make changes to their homes, especially for smaller-scale residential projects, the formal RIBA stages can feel overly complex and daunting.

That’s why, in this guide, we’ll explain how we break down the RIBA stages in a simpler, more accessible way, while still covering all the essential steps for a successful home project. We’ll explain what to expect at each stage and how we simplify the process to keep things clear and manageable.

The full RIBA Plan of Work template can be found on the RIBA website here

Concept Design (RIBA Stages 0-3):

What to expect:

This phase is about turning your initial ideas into a coordinated design. You’ll work closely with us to define the project ambitions, develop the design and help you to visualise the proposal. We will normally submit planning and / or listed building consent applications at the end of this stage.

Defining Your Goals and Feasibility:

The first step of the process is understanding exactly what you want to achieve with your project. Whether you want more space, or to make existing spaces work better together, we will help you define your goals, assess the possibilities, and ensure your ideas are realistic in terms of budget, time, and any site constraints. Once your goals are defined, we’ll work together to create a detailed project brief. This stage sets the foundation for everything that follows.

Commission Surveys:

This early stage is also when we will coordinate any surveys required to gain a full picture of the existing site, building or structure. This will almost always include a measured survey, but could also include ground and drainage investigations, ecological surveys, asbestos surveys, or other specialist reports as required.

Developing Concept Designs:

Based on the project brief, we will begin to develop concept designs—early visual ideas that illustrate different layout options for your home. This is a key stage where you can start to see what your new space might look like and give feedback on your favourite ideas. We typically produce 3 concept designs to discuss during this stage.

Coordinating the Design:

After finalising the concept design, we then refine the proposal in slightly detail and begin coordinating with engineers to ensure that all practical and functional elements are considered. This may involve adjusting the design to simplify the structural works required or adjustments to meet budgetary requirements.

Planning application

Not all projects will require planning or listed building consent approval. However, if your project requires permission, normally at the end of this stage we will prepare the necessary drawings and paperwork for the planning application. We typically submit this and liaise directly with the local planning authorities on your behalf.

Technical Design (RIBA Stage 4):

What to Expect:

Once the concept design is finalised and planning permission (if needed) is in place, the next step is to focus on the technical details. This is a very involved process that translates your design into precise, actionable plans, ensuring that the project is not only buildable, but also compliant with all necessary building regulations. We will normally submit a building control application towards the end of this stage.

Technical Drawings:

In this stage, we will produce detailed technical drawings that show every aspect of the design, from coordinating structural elements, drainage and services designs, to specifying materials, dimensions, and finishes. These drawings provide all of the precise information builders need to begin work on site.

Building Regulations Application:

For most projects, you will need to submit an application to ensure that the design complies with building regulations, and it is normally towards the end of this stage that this is done. This is essential to ensure the design is safe and meets UK standards for things like ventilation, insulation and thermal performance, fire safety, and accessibility. We handle all of this on your behalf, and can liaise directly with building control to resolve any queries.

Finding a builder & tender package:

Once this stage is completed, a full ‘tender package’ is prepared which can be shared with prospective builders to get comparison quotes for the work. This includes technical drawings, health and safety information, and a full specification for the execution and finish of the design. We are normally on hand to support with the tender process, helping you find the right builder and assess the quotes once received.

Construction & Aftercare (RIBA Stages 5-7):

What to Expect:

Once the technical design and regulatory approvals are complete and a contractor is onboard, the project moves to construction. We are normally on hand throughout the build process to support you, and help to resolve any issues as they arise. We remain on hand after construction is complete to advise on rectification issues and ensure the design is functioning as expected.

Construction & Contract Administration:

With our full-service package, we manage the contract, conduct site visits to review progress, and act as the intermediary between you and the builder. This includes reviewing monthly valuations and assessing any claims for additional costs or extensions of time by the contractor.

Note: Architects are required to act impartially when administering the building contract, and therefore are required to balance the interests of both the client and the contractor, ensuring that the terms of the contract are upheld fairly.

Quality Assurance:

When acting as contract administrators, we undertake regular site visits to inspect works in line with the building regulations and the specification throughout the build. When the build is complete, we conduct a final inspection to ensure the work meets the agreed-upon standards. Any final adjustments or “snagging” issues (small fixes) will be raised with the contractor to address, to make sure everything is finished to the quality set out in the technical design information and the building contract.

Aftercare and Post-Occupancy:

After the handover, we also offer aftercare services to ensure that everything works as intended. This might include follow-up visits or checks to make sure that your space is functioning well or offering advice on how any small issues can be resolved after you’ve started using the space.

Working with an RIBA Chartered Practice

While the RIBA Plan of Work can seem complex, it provides a clear, professional structure to guide your project from start to finish. We are an RIBA Chartered Practice, and all of our architects are registered with the ARB (Architects Registration Board), which means that our clients can have confidence that we are certified to deliver high-quality architectural services across the RIBA Plan of Works.

For more detail about the value an architect can bring to your project, read our article here.

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Free advice

Each project is unique and will have its own set of priorities. The guide set out above assumes a full service appointment, which may not be required for certain sizes or types of projects. If you have a project in mind and would like to understand exactly what services may be required, we would be happy to discuss it with you and provide some no obligation advice.