Architect fees for historical home renovation/extension
We recently purchased a historical house in northern NJ that is still stuck in the 1950s. No air conditioning, no cable wiring, gravel driveway, no garage, very dated bathrooms/kitchen and a bizarre pool.
We'd like to build a 3-car garage with a bathroom/laundry area that will connect to the house. That's the extent of any major structural new construction. The rest of the work scope is mainly internal to the existing house - wiring, taking down a wall between a room and closet, re-doing 3 bathrooms and redesigning the configuration of the master bath and master bedroom. There will also be repairing of windows, stairs, wainscoting, etc. then there's painting inside ans outside, carpeting, etc.
Question is what of the above should fall within the scope of an architect? The first architect included nearly all of the above and her first proposal is based on 7.5% of total costs. How should we judge if this is reasonable or now? My worry is that costs can keep growing on the renovation. If I were to go back to her to negotiate a fixed fee cap, would a cap at around $30k for a total project cost of $400k-500k be fair or too high/low?
Any thought would be very much appreciated!