Architecture tenders are the design side of public building work: public bodies buy architectural, engineering and surveying services from consultants, often through frameworks. This page shows live notices and the rules that decide whether you can take a role, including the use of the title “architect”, CDM designer duties and, in England, Building Regulations dutyholders. It also explains how small practices win consultant work. Our tender eligibility checker is coming soon. Until then, tell us your trade and postcode to join the free weekly list of live tenders, starting soon.
What buyers usually ask design and engineering consultants for
Design and engineering buyers are checking two things: that you are allowed to do the role, and that you can carry the risk. The rules below have a legal basis. The tender pack sets out the rest.
Using the title “architect”
Under section 20 of the Architects Act 1997, a person must not practise or carry on business under any name, style or title containing the word “architect” unless registered under the Act. The section lists a few exceptions, such as “naval architect” and “landscape architect”. A firm may also use the word if its architecture business is controlled and managed by a registered person who doesn’t hold the same role at another firm, and in all premises where that business is carried on, it is carried on by or under the supervision of a registered person (section 20(3)). Check how your practice name and your team’s titles read before you submit.
CDM 2015 designer and principal designer duties
Where a project has more than one contractor, the client must appoint a principal designer and a principal contractor in writing. Anyone appointed must have the skills, knowledge and experience, and (if an organisation) the organisational capability for the role. Expect questions on how you manage design risk, coordinate disciplines and hand information to the contractor.
Building Safety (England): principal designer competence under the Building Regulations
For building work in England, the Building Regulations also set out principal designer and principal contractor roles. gov.uk guidance says the principal designer is in control of design work and the client appoints in writing, and the regulations are the 2023 amending regulations. These rules apply to England only, so don’t assume they apply to a job elsewhere in the UK.
Professional indemnity insurance
Buyers set the level for each commission, and we can’t source typical figures. Check the pack. If your cover is below what’s asked, find out early whether you can raise it before award. See professional indemnity insurance for public contracts.
Carbon and social value on central-government jobs
On central government contracts worth more than £5 million a year including VAT, bidders are asked for a Carbon Reduction Plan as a condition of participation. Central government departments, their agencies and non-departmental public bodies must also give social value at least a 10% weighting on above-threshold contracts where it is relevant (PPN 002). Other buyers may differ.
Team, experience and capacity
Whatever the discipline, buyers will want to know who does the work, which similar projects they have delivered and whether the practice has the capacity to take it on. Have current project summaries, named CVs and a clear picture of your workload ready, so each bid isn’t a fresh hunt for evidence.
Few notices state these requirements outright. In the week to 10 Oct 2026, 29 of 470 live notices in our data (about 6%) stated insurance requirements (as of 10 Oct 2026), so most of it is in the pack. You may also be asked about quality systems such as ISO 9001.
How to win architecture and engineering contracts
Consultant frameworks and the four-year cycle
Some public bodies appoint consultants through frameworks. A framework’s term is limited to four years in most cases, so the next opening is predictable. A buyer can set a longer term only if it considers the nature of the work requires it, and it must give its reasons in the notice (section 47(2) and (3)). Frameworks awarded under an open framework are outside the four-year cap; an open framework must reopen within its first three years, then at least every five, and ends after eight (sections 47(5)(a) and 49). Check the notice for the actual term.
Get on when it opens, because the work under it goes to the members. Whichever practice name you apply under, if it includes the word “architect”, check it against section 20(3) first. See consultant frameworks.
Lots by discipline or geography
Buyers must consider lots, or give reasons for not using them. A design framework may be split by discipline or geography. Bid for the lots where you have real depth. If you’re a two-discipline practice, consider joining a multi-disciplinary team as a subconsultant instead of bidding alone.
Below-threshold commissions
From 1 January 2026, services contracts fall under the full Act rules at £135,018 including VAT for central government and £207,720 for other authorities. Below that, when a buyer invites tenders it can’t restrict who may tender by assessing suppliers’ suitability (Welsh devolved buyers follow their own rules, and call-offs from frameworks are excluded). That gives a small practice room to compete without a pre-qualification hurdle.
If a buyer advertises a below-threshold contract worth £12,000 or more (central government, including NHS trusts) or £30,000 or more (other authorities), including VAT, it must first publish a below-threshold tender notice. Buyers can also invite quotes from chosen suppliers without advertising.
Quality-weighted evaluation: evidence relevant projects
Contracts go to the most advantageous tender, the one that meets the requirements and scores best against the published criteria. For design work, expect the evidence to be similar projects, named people and your approach, and look in the pack for the weightings. Pick projects that look like this buyer’s, say what you personally did, and answer the question that is scored. Our guide on how tenders are scored goes through it.
Decide whether to bid before you write
Design bids take real time, so check the commission against what you can deliver first: the programme, the discipline mix, the insurance level in the pack and whether the buyer wants a role such as principal designer that you can fill. If two or more of those don’t fit, a no-bid is a good decision. Our bid or no bid checklist covers the questions to ask.
Related tenders: if a commission leads to works, see civil engineering works tenders, construction tenders and refurbishment projects.
Questions
Can I call my firm an architect practice if I'm not registered?
Only in limited cases. The Architects Act 1997 says a person must not practise or carry on business under a name, style or title containing the word architect unless registered under the Act. A firm may use the word if its architecture business is controlled and managed by a registered person who doesn't hold the same role at another firm, and in all premises where that business is carried on, it is carried on by or under the supervision of a registered person. The section also lists exceptions such as naval architect and landscape architect. If in doubt, take advice before using the word.
What is a principal designer and do I need to be one to bid?
Where a project has more than one contractor, the client must appoint a principal designer in writing under CDM 2015, and the person appointed must have the skills, knowledge, experience and organisational capability for the role. You only need to be one if the notice asks for that role. Check the pack.
How much professional indemnity insurance do public sector design contracts need?
It is set contract by contract, so there is no single figure. The tender pack states the level the buyer wants. If yours is lower, find out early whether you can raise it before award.
How do I get onto a council's consultant framework?
Watch for the framework notice and apply when it opens. A framework's term is limited to four years in most cases, so openings come round on a cycle. Register on the Central Digital Platform first. Some frameworks split into lots by discipline or area.
Are small design commissions advertised?
Some are. Services contracts below the thresholds (£135,018 for central government, £207,720 for other authorities, including VAT, from 1 January 2026) fall under the below-threshold rules. If a buyer advertises a below-threshold contract worth £12,000 or more (central government, including NHS trusts) or £30,000 or more (other authorities), including VAT, it must first publish a below-threshold tender notice. Buyers can also invite quotes from chosen suppliers without advertising, so set up alerts to see the ones that are advertised.