Current Construction Update – Project 136, Bulimba

You’ve reached out and received our project questionnaire. Once completed, we’ll arrange a meeting (either onsite or at our office) to dive deeper into your vision.

We’ll discuss buildability, answer your questions, and explore what matters most to you. For renovations, we’ll also inspect the property and gather key details.

Based on our initial conversation, we’ll connect you with a shortlist of architects and designers we regularly collaborate with and highly-recommend. While each offers similar services, they each possess a unique design style. We believe it’s valuable for you to meet with them to determine who best aligns with your vision.

We also want to emphasise the importance of establishing a strong connection with your chosen designer. A collaborative partnership between the client, builder, and designer is crucial for the project’s success moving forward.

Once you’ve chosen your designer and entered into an agreement, the concept design phase begins.

During this stage, the designer may introduce consultants they regularly work with, and you’ll engage any additional professionals required for your project.

We recommend obtaining a preliminary engineering design at this point—it helps us prepare a more accurate early estimate.
After the concept is approved, the designer will refine the plans to a level that allows us to provide your project’s preliminary estimate.

Using data from past projects, we create a tailored preliminary budget estimate for your build. This high-level figure helps assess whether the project aligns with your budget before detailed pricing begins.

At this point, plans aren't shared and trades or suppliers aren’t yet involved.

We’ll also review a preliminary agreement to move forward with a formal tender. A fee of 0.35% of the estimated project cost applies at this stage.

After we’ve provided the preliminary estimate, we’ll discuss your feedback to either move ahead with full documentation or make adjustments to suit your budget.

Once the designer and all consultants have completed the full set of working drawings, we will move into the next phase of pricing.

With all documentation in hand, we begin detailed pricing using our in-house estimating software. We combine internal estimates with tenders from trusted subcontractors and suppliers to determine the proposed contract price.

This process typically takes 4–6 weeks, depending on project scope and industry conditions.

We’ll present the Works Proposal for review and discuss whether to proceed as quoted or explore value management options to reduce costs.

A draft contract will then be issued, using either a fixed-price (RBC-L2) or cost-plus (CPC-L2) Master Builders contract, depending on what suits the project best.

Once the contract is signed, a 5% deposit invoice will be issued. Upon payment, we’ll lodge the QBCC Home Warranty Insurance and the QLeave Portable Long Service Leave Levy, then provide proof to the certifier to release building approvals.

If a certifier hasn’t already been appointed through your designer, we can assist with this step.

Construction begins. With our comprehensive job management system and client portal, you’ll have full visibility and confidence throughout the build.

We’ll guide you through how it all works so you know exactly what to expect at every stage.