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Every job runs the same way, whatever its size. We publish the timings and the price of changing your mind at each stage, because those are the two things that actually go wrong.
We come to the property, listen to what you want, and look at what the site will actually allow — access, ground conditions, existing services, boundaries, and what the neighbours will tolerate.
Every element measured and priced line by line — materials, labour, plant, preliminaries, and a stated contingency. Priced by a quantity surveyor, not estimated by eye.
A written contract with the agreed sum, a payment schedule tied to milestones, and a programme showing what happens in which week.
We mobilise and start on the agreed date. Weekly photographs and a written update. Any variation is priced in writing and approved by you before the work happens — never after.
Second fix, finishes, and our own snag list before you ever see one — we find the defects first, then fix them, then invite you to find more.
Walk-through, joint snag list, and every document handed over — approvals, warranties, as-built notes and appliance manuals. We return to close out defects during the liability period.
The right-hand column is the one worth reading. Exclusions are where budgets break, so we publish ours rather than mention them on site.
| Element | Included | Not included |
|---|---|---|
| Design & drawings | Construction drawings, setting-out, and coordination with your architect | Architectural concept design and council submission drawings |
| Approvals | Preparing and compiling the submission pack | Local authority fees and any statutory charges — paid at cost |
| Structure | Foundations, superstructure, roof, blockwork and plaster | Piling or ground remediation where the soil report demands it |
| Services | Electrical, plumbing and drainage first and second fix | Utility connection charges and meter deposits |
| Finishes | Floor, wall and ceiling finishes to the agreed specification | Loose furniture, curtains, artwork and appliances |
| Site | Site setup, safety, waste removal and final clean | Landscaping and boundary walls, unless separately quoted |
| Contingency | A stated contingency line you can see, not one hidden in rates | Cost of variations you instruct after the contract is signed |
A site visit and an estimate cost nothing. Tell us what you’re thinking — we’ll give you a straight answer and an honest number.