How the concept stage works

Before committing to build, you need to understand what you are building and what it is likely to cost. At Sutton Building, we develop the design first, then use it to prepare a detailed, itemised fixed-price building proposal.

Before developing a concept, we need to understand your land, your requirements and your budget. There is little value in designing a $1 million home if your budget is $500,000. The site matters too: location, slope, access, drainage and other conditions can all influence the design and construction cost.

The concept stage typically takes two to four weeks. We can develop a design with you, work with your architect or designer, or explore how one of our established designs might suit your requirements.

Once the design is sufficiently developed, we can start pricing the construction in detail.

What does the design fee cover?

When Sutton Building develops your design, the concept-stage fee is $3,000. This covers the initial site assessment, concept floor plans, photorealistic facade images and the drawings or investigations required to establish a basis for pricing the build.

We start by discussing your priorities, ideas and budget and assessing the site and its constraints. We then develop a concept that reflects your requirements and considers the practicalities of building on that particular block.

The aim is to establish a design that works for you, makes sense for the site and can be realistically costed. Identifying important construction considerations early helps reduce the risk of significant design changes or unexpected costs later.

The concept stage is separate from the subsequent detailed documentation, engineering, approvals and other work that may be required before construction can begin.

Why pay for design when some builders offer free quotes?

A preliminary estimate can be useful when comparing options, but the accuracy of any price depends on the information available. Without sufficiently developed drawings, defined specifications and an understanding of the site, a price will rely on too many assumptions and allowances.

Our approach is to develop the design first, then prepare a detailed building proposal based on a clearer understanding of the work involved. This gives you a better opportunity to assess the scope, inclusions and costs before committing to construction. It also means you are getting a costing on the house you want - not just a floorplan.

The $3,000 design fee reflects the work involved in developing your concept and establishing a sound basis for pricing. It allows us to give proper attention to the design and the practical construction requirements before moving towards a building contract.

If you already have a design or are working with your own architect or designer, we don't charge the $3,000 concept design fee. We can work with your designer to assess the proposed design, consider its buildability and determine what information is needed to price the project.

I have some ideas on what I want. Can Sutton Building help?

Absolutely. You don't need to have everything worked out before speaking with us. A few ideas, images of homes you like, a rough floor plan or a list of things you want in your new home are all useful starting points.

We'll discuss how you want to live, what you want the home to achieve and the budget you're working within. From there, we can help develop your ideas into a practical design that responds to your block, priorities and budget.

There are several ways to approach the design:

• Develop a design with Sutton Building. If you're starting with ideas rather than finished plans, we can help turn them into a concept, considering the layout, appearance, site conditions and construction requirements.
• Start with one of our established designs. An existing design may suit your needs as it stands or provide a starting point for changes to better suit your family, block and budget.
• Work with your own architect or designer. If you prefer to engage your own design professional (or have already done so), we're happy to collaborate with them. Involving us early can help identify construction considerations and potential cost implications while the design is being developed.

The right approach depends on your project and how much design work has already been done. Our aim is to help you find a practical way forward, rather than require every client to follow the same process.

Do I pay anything before the concept stage?

No. The initial conversation and site visit are free and carry no obligation. We'll discuss your ideas, the property, your budget and the likely next steps.

The $3,000 design fee only applies if you choose to engage Sutton Building to develop your concept design.

What happens after the concept stage?

Once the concept design is sufficiently developed, we progress the documentation and costing needed to prepare a detailed, itemised building proposal.

The proposal identifies the agreed scope of work, specifications, inclusions, allowances and exclusions, together with relevant site costs. Engineering, approvals and other requirements are identified and coordinated as appropriate to the project.

The objective is to establish a clear basis for the building contract, including the price, timeframe and responsibilities of each party. If the design or scope changes after the contract is agreed, any resulting variation is dealt with in accordance with the contract.

Are you considering renovating versus rebuilding? We can help you weigh up your options. Start with a conversation about your ideas, your property and your budget. Whether you're starting from scratch, have your own plans or want to consider the feasibility of renovating, Sutton Building can help you work out the next step.