Frequently asked questions
Cost
How much does it cost to build with TCON?
As a guide, around $5,500 per square metre buys a nice finish. About $7,000 buys an architectural finish. $9,000 or more is where an architect or interior designer has specified a specialty finish on nearly every surface (stone, joinery or cladding) with little painted plaster beyond the ceilings.
Scale drives the figure first, then the level of finish. Demolition and GST are included. Professional fees and landscaping are separate.
What is included in the per square metre rate, and what is not? Included: the build itself, demolition, and GST. Separate: architectural and consultant fees, which the client pays directly, landscaping and pools, and basements, which are priced on their own. TCON can suit a budget by working with the client and architect on finish selection.
How much does a basement cost? Basements start at about $2,000 to $2,500 per square metre. Fitting out habitable basement space, such as a gym, cinema room or wine cellar, costs more on top of that.
How much does a pool or landscaping cost? A pool averages about $150,000 including a spa, and ranges roughly $100,000 to $200,000 with size and finish. Landscaping packages typically run from $300,000 to $700,000 depending on scope.
What deposit do I pay, and how does payment work? For contracts in TCON’s project range, Victorian law caps the deposit at 5 per cent. Different limits apply to contracts below $20,000. From there the build is paid through about twelve milestone progress claims, all agreed up front, so cash flow stays predictable for everyone.
What makes a build cost more or less? Scale and the level of finish are the biggest factors. Beyond that, market conditions move prices: when the major build and civil sectors are busy they draw trades away from residential, and material and fixture costs rise around 5 to 10 per cent a year. Part of TCON's job is to keep testing the trade market for competitive pricing.
Contracts and tender
Do you work on a fixed price or cost-plus contract?
Both. TCON prefers a fixed price because it keeps the client and the budget on the same path.
TCON uses the Master Builders Association of Victoria (MBAV) contracts. HIC-7 is the fixed-price Home Improvement Contract for new homes, HIC-6 for renovations. DCP-2 is the cost-plus contract, used where a client wants to stay closely involved and evolve the design through the build.
Under Victorian law, cost-plus is used for renovations where costs are hard to set, or on larger projects.
What is a negotiated tender? A negotiated tender is where the client works with one chosen builder to settle the price and terms, rather than putting the job out to several builders for the lowest bid. It suits architectural work because the pricing, buildability and procurement done during design carry straight into the contract. TCON also prices competitive tenders where a client prefers that.
What is the Pre-Construction Program, and is it charged? It is TCON's form of early contractor involvement: the builder works alongside the architect and client during design, settling cost and buildability before construction starts. It is not charged. Tim prefers to earn the build rather than bill for the early thinking.
How accurate is your pricing? TCON's feasibility pricing has been landing within about 10 per cent of the final contract price. It only moves further when the client or architect grows the footprint or lifts the level of finish beyond the original brief.
Time
How long does it take to build? As a guide, a new home takes about 12 months, or 16 with a basement. A heritage renovation is around 12 months, with more time for added complexity. An interior-only fit-out is usually under 6 months. A basement adds roughly 4 months, and a wet winter can cost about 4 weeks.
How long is Pre-Construction, and how soon can you start on site? Pre-Construction usually runs about 12 months where town planning is required, and under 6 months where it is not. After a contract is signed, TCON can be on site within about 4 weeks, or within 1 to 2 weeks where the project came through Pre-Construction or a negotiated tender.
Working with TCON
When should I bring in a builder? As early as you can, before or as you choose your architect. Early involvement helps your decisions, keeps the architect to the budget, and means TCON can give real numbers along the way. Architecturally designed homes tend to drift over budget, so early pricing protects you.
Do you recommend architects, or work with mine? Both. TCON is happy to suggest architects suited to your project, since different practices specialise in heritage or new work, or to work with the architect you already have. TCON does not design in house, but for an hourly fee can help coordinate the consultants, surveys, soil reports and engineering so the project moves quickly.
What happens at the first meeting? It is mostly about understanding each other and building rapport. Bring your concept, and give TCON the address first so the existing conditions, services and site can be reviewed before you meet.
Who is my contact during the build, and how do I follow progress? You stay in touch with Tim Walker throughout, and each project has a dedicated Project Manager, Contract Administrator and Site Manager. Progress is run through TCON's project software, Buildertrend, so you can see where things are at.
Do I need to move out during the build? Yes. On these projects clients find temporary accommodation for the build, because the work is extensive and water, gas and power are disconnected and only set up temporarily.
Credentials, warranty and scope
Are you licensed and insured? Yes. Tim Walker is a registered building practitioner, and the registration can be verified on the Victorian Building Authority register. TCON holds all the insurances required by law, including Domestic Building Insurance and public liability.
What warranty do I get? Every project carries a 365-day defects liability period. On top of that, Victoria’s statutory implied warranties apply to domestic building work, and the Building Act sets a 10-year limit for bringing certain building actions from completion. Seek legal advice for your circumstances.
What do you build, and what do you not build? TCON builds for owner-occupiers and forever homes: heritage renovations, new architectural homes, basements and high-end interior fit-outs, plus the occasional hospitality project like Enoteca when it is fully documented. It does not build townhouses, apartments, commercial developments or small extensions, and does not work for developers.
Where do you build? TCON is based in Surrey Hills and works Melbourne's inner east, with core suburbs of Canterbury, Camberwell, Hawthorn, Glen Iris, Balwyn and Surrey Hills, plus regular work in Bayside and the inner city.
How many projects do you take on at once? No more than five or six at a time. Keeping the number small is how TCON holds quality and keeps the team close to every build.
Send an enquiry The TCON Pre-Construction Program
