Frequently Asked Questions
TABLE OF CONTENTS
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What kind of service is provided in a preliminary agreement?
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What order foes all of this happen in and what do I do next?
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Why don’t we provide a square meterage rate?
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Other builders provide a free quote, why do you charge a fee?
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Do we provide an alternative to this model?
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What documents are required for a quote or estimate and how long does it take?
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How much do you charge for a cost plan / quote?
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What is the difference between a Bill of quantity(BoQ) provided by a Quantity
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Surveyor (QS) and a builder’s quote?
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What are Prime Cost (PC) and Provisional Sums (PS)?
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How PC and PS can affect the contract price?
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Do we need architectural plans, design concepts and working drawings for our project?
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What is Soil Testing and why do I need it?
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What are engineer’s plans? I thought we have those already?
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What is council approval or certification, and do I need that?
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What is an Identification Survey, why do I need one?
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What is Contour and Detail survey?
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Dial before you dig searches?
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Town planning and overlay constraint?
What Kind of Service is Provided In a Preliminary Agreement?
Preliminaries (or prelims) provide a description of a project that allows the builder to assess the work required and prepare a scope or cost analysis.
Depending on what stage the client is at, some of the preliminary work provided by Browning Build Group may include:
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Evaluation of existing dwelling and the client's design requirements
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Detailed and Contour survey
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Identification Survey
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Soil or geotechnical report
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Engaging of designer/architect to draw up concept design and working drawings
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Engineering design and specifications
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Cost analysis/Quoting
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Town planning advice (DA) or (CDC) Certification – council and building approvals (BA)
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Other specialist consultant reports
A client in the early stages of planning a renovation, or who has not yet engaged a designer/architect, may require us to complete some or all of the above tasks. If the client already has these documents in place, Browning Build Group may instead be required to review them and provide an accurate quote.
What order does all of this happen in and what do I need to do next?
In most cases, clients get in touch with us with only rough ideas (sometimes more detailed) about their project — and that’s perfectly fine, this is what we specialise in. The first step is a free on-site consultation and project assessment. From there, we’ll guide you through the process and let you know what documentation is required.
Here’s the typical order of events for most renovations and extensions (note: some steps may not be required, or you may already have them completed):
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On-site project assessment – meeting with the client to discuss your project
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Preliminary agreement is signed, outlining what documentation you require to be able to start the project
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From here, we take care of the rest
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Architectural plans – concept drawings – working drawings
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Soil test (extensions, earthworks, structural concreting or footings)
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Engineer's plans and specifications (the backbone to the build)
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Cost analysis / take-offs / quoting
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Contract signing
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Certification – building approvals
Why don’t we provide a square meterage rate?
We get asked this a lot: “How much is it per square metre?”
The reality is, for a custom-built project there’s no set rate. No two projects are ever the same — every site, design, and client is different.
A square metre rate can sometimes be useful at the very beginning to help with a-rough starting budget. For example, if a client has a set budget, the size of the building can be estimated by dividing that budget by a square metre rate. However, this figure must always be verified by the builder through a proper quote. More often than not, the rate used at the start of the design process ends up being very different to the final cost.
Our Pre-construction Process
We ensures every project begins with financial clarity and precision. It’s designed to confirm the client’s budget aligns with the true cost of construction, avoiding wasted time, unnecessary delays, or financial misalignment later in the build.
Step 1: Budget Qualification
We begin with a QBE Qualified Build Estimate to validate the client’s budget. This step determines whether the proposed funds are realistic for the intended scope of work, ensuring that both the builder and the homeowner have a clear financial framework before any design or documentation progresses.
Step 2: Final Build Estimate
Once the budget is confirmed, we prepare an FBE. This provides an extended construction cost breakdown, outlining all major components, materials, and allowances. The estimate forms the foundation for trade and supplier engagement, helping builders present a transparent cost structure to their clients.
Step 3: Trade & Supplier Confirmation
After receiving the Elemental Estimate, builders proceed to confirm quotations with trades and suppliers. This stage validates real-world costs, including materials, labour, and subcontractor pricing.
Once all quotations are received and reviewed, the builder can finalise the total construction cost with confidence.
Other builders provide a free quote, why do you charge a fee?
For a quote to be meaningful, it must be accurate and provide clear, detailed information for both parties. An accurate quote takes significant time and effort to prepare, as every project differs in scope and site conditions.
It’s easy to get a free quote, but in most cases those builders won’t spend the time required. They may simply apply a square metre rate or low-ball the quote, only to make up their margin later by lowering the standard or adding extras during the build. Too often, owners choose the lowest upfront cost, only to discover the project ends up more expensive or fails to achieve the desired outcome.
By charging a fee, we can dedicate the time needed to investigate properly. For renovation work this can include multiple site visits and detailed confirmations. If we enter into an agreement with you, we are committed to producing a high-quality, transparent quote that fully assesses the scope and allows for foreseeable items.
Importantly, if you proceed with Browning Build Group as your preferred builder, this fee is deducted from the contract price at deposit stage — in other words, it’s fully refunded if you go ahead.
We also acknowledge that if we do not win the job, our expenses are not recouped from the fee we
charge. That’s why, during the initial consultation, we first assess whether your budget is workable. If we believe there is a mismatch, we won’t offer this service.
We prefer to provide a personalised, transparent service, with a tender that gives you confidence and certainty your project will be delivered to an exceptional standard, on time and on budget.
Do we provide an alternative to this model?
Yes, we do provide an alternative — the “normal builder’s quote, ” which is essentially a rough estimate prepared in just a few days. However, this type of quote is not very accurate.
This is usually because other builders don’t spend the time producing detailed take-offs, sourcing quotes from suppliers or subcontractors, or really understanding what you want in detail. As a result, this approach often leads to unnecessary variations, disappointments, and disputes during construction, not to mention extensions of the construction period that cost you time and money.
We can provide an estimate, the same as other builders, free of charge — but we always recommend a detailed, paid quote if you want certainty, accuracy, and fewer surprises along the way.
What documents are required for a quote or estimate and how long does it take?
If we are provided with accurate and detailed documentation, the quote produced will be precise. For a typical project, you can expect a turnaround of around 4 weeks. If the documentation is limited, the estimating process can be completed in just a couple of days. This is often the case when a client is seeking an estimate during the design process. In these situations, a basic concept drawing can be used — provided the client understands that the accuracy will be poor.
Ideally, the minimum requirements for an accurate quote include:
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A detailed set of architectural drawings
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Engineering design
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Soil test report
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Schedule of finishes and fittings
How much do you charge for a cost plan / quote?
The fee ranges between $550-$1,500 depending on the complexity and size of the job.
What is the difference between a Bill of Quantities (BOQ) provided by a Quantity Surveyor (QS) and a builder’s quote?
For a custom build project over $800,000, it is common practice to engage a Quantity Surveyor (QS) early in the design process to prepare a Bill of Quantities (BOQ). The main purpose of a BOQ is to itemise and define a project so that all tenderers prepare their price and submission based on the same information.
It’s not unusual, however, to find differences between builder quotes and the BOQ report. This can be due to:
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Tendering builder’s capacity and workload in their pipeline
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Quality of the trades that the builder employs
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tenderGeneral market conditions at the time of
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Builder’s different assessment of the project risk
Each builder will assess risk differently and apply their own methodology to manage the project. At Browning Build Group, we ensure every project we deliver is tested through our rigorous quality assurance program before handover. Our systems and procedures are designed to achieve a consistent, high level of quality across all projects.
What are Prime Costs (PC)
and Provisional Sums (PS)?
To make a quote or contract as accurate as possible, every detail ideally needs to be defined — right down to what type of light bulb you’ll be using. Sometimes, this isn’t possible at the time of quoting or contracting. To allow for these unknowns, two common terms are used. These make the quote more transparent so you can clearly see what the builder has allowed for:
Prime Cost Item (PC):
Don’t worry if you’re confused about these building acronyms — some builders don’t know the difference either!
A Prime Cost (PC) item is an allowance for an item in the project where the labour to install it has already been included in the total price of the project. The PC amount is only for the supply of the item.
Example: A toilet suite. The plumber’s labour to install the toilet is included in the project price. But if the exact toilet model hasn’t been chosen at the time of pricing, a PC allowance is included. Once you select the toilet, the allowance is adjusted up or down depending on the actual cost — while the plumber’s installation cost stays the same.
Provisional Sum (PS):
A Provisional Sum (PS) works similarly, but the allowance covers both materials and labour.
Example: Excavation is often a PS item, as the exact quantities aren’t always known. A kitchen can also be included as a PS — the allowance covers both supplying the cupboards and benchtops, as well as the labour to install them.
While PC and PS items give flexibility, we always recommend locking in as many choices as possible before signing the contract. This way, you know the full project cost upfront. The less you have to decide during construction, the easier it will be to manage. It may sound a little complicated, but basically PC and PS items are a transparent way to show what has been allowed for, instead of overallowing or leaving you with the cheapest possible fixtures and fittings after the contract is signed.
Where Prime Cost Items (PC’s) and Provisional Sum (PS) allowances have to be shown in a quote or contract document, the amount shown should be inclusive of GST. e.g.:
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Tile allowance PC $35/m2 (inclusive of GST)
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Landscaping Provisional Sum $10,000 (inclusive of GST)
How Can PC and PS Affect
The Contract Price?
Unlike a variation, PC (Prime Cost) and PS (Provisional Sum) are adjustments within the contract. If you want a watertight contract, it’s best to have as few PC and PS allowances as possible, as this makes the builder carry all the risk of supplying the items. However, this is often difficult because clients may not have had time to make certain decisions yet, or because some items require more technical knowledge.
If you’d prefer to share some of that risk, including an agreed PC or PS can work in your favour. It also gives you the flexibility to choose exactly what you want — after all, it’s your home.
Example: If the builder allows $35/m2 for 10m2 of floor tiles (based on the quality range you specified), that totals $350. If you later choose tiles at $30/m2 for the same 10m2 ($300), the builder would deduct $50 from the contract price. PC and PS items usually make up around 30% of the overall project, so the majority of the contract is typically at a fixed price.
Do we need architectural plans, design concepts and working drawings for our project?
You’ve decided to do some renovating. To save money, you might be tempted to draw a sketch yourself instead of hiring a drafter or architect. This can often be the first mistake. While it may save you a few dollars at the start, a rough sketch usually ends up costing more than getting a professional to do it properly from the beginning.
For very small renovations, you might get away without using a specialist. But for anything bigger — from a kitchen or bathroom renovation to a home addition — it’s essential to make sure no details are left out. And it’s not just for your peace of mind. The builder and all the trades involved in your project need to be confident that what they’re building is exactly what you want, and that it complies with Australian building standards.
Clear, professional plans are also vital if you’re obtaining multiple quotes. Once the design is on paper, you know everyone is pricing the same design and specifications — so you’re comparing apples with apples.
A specialist will prepare detailed plans that allow for accurate costings. They may even save you money by suggesting cost-effective design changes. Plus, most people find it hard to truly picture what they want until they see it on paper. These days, you can even request 3D drawings of your project, or go one step further with a full 3D walkthrough — giving you the chance to gauge space and get a feel for your new home before construction even begins.
What is Soil Testing and why do I need it?
In short, the engineer who provides the footing or slab design needs to know what is underneath the ground, or what the structure is sitting on. To obtain this information for their plans and specifications, they require a soil test.
This is usually done with a large drill mounted to the back of a truck or ute, which drills a hole in your land to find out what is below. This gives the engineer all the information they need.
What are engineer's plans? I thought we have those
already?
Unfortunately, many people who have already arranged their design before speaking with us assume those are the only plans required to build. Architectural drawings, concepts, or working drawings show the design of the project but often lack the structural details — the “backbone” of the build.
In many cases, a structural engineer is required to obtain council approval (BA) for a residential project or renovation. Their role is to provide the technical expertise to ensure any load-bearing structure can safely handle the loads placed on it. Some typical projects a structural engineer may report on or design include:
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Internal or external wall removal or relocation
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Structural beam design – timber or steel
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Structural slab or footing designs
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Second-storey additions
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Retaining walls (over a certain height)
Because structural engineers specify these “backbone” elements of the project, it is nearly impossible to accurately quote a project until they have been engaged to prepare the plans and specifications.
What is council approval or certification, and do I need that?
Traditionally, a building approval (BA) was referred to as council approval. This is because in the past, the council inspected all extension and renovation work. Nowadays, a private licensed building certifier carries out these tasks and lodges all of the information with council to speed up the process.
The building certifier is responsible for assessing whether proposed building work complies with the Building Act 1975 and associated codes and standards. The certifier who issues the BA must also carry out certain inspections to determine if the work complies with the approval.
The certifier usually provides council with:
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Title / infrastructure / flood level searches
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Relaxations to boundaries
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Site inspections (frame and final)
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Building approvals
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Compliance assessments
Most extension or renovation work requires building approval, especially anything structural. This ensures that when you sell your property, all documentation is listed with the Hobart City Council (or surrounding council) and there won’t be any issues. The certifier is independent of Rattray Building Group but oversees our work and signs off that it has been done correctly.
Other documentation may also be required depending on the project, but this is less Common.
What is an Identification Survey, why do I need one?
A survey carried out for the purpose of identifying existing buildings and improvements on a parcel of land is referred to as an Identification Survey, or simply an Ident. It can only be undertaken by a Registered Surveyor.
It is always recommended to engage a Surveyor for an Ident survey when purchasing a property. Your solicitor will usually obtain an Ident report as a matter of course, to protect you against any issues that can only be detected by a surveyor.
The Vendor Disclosure Legislation requires certain warranties and statutory information from a property vendor. An Ident report can supply much of this required information and help speed up the sale process.
An Ident Survey ensures you are not buying into problems that could make the property difficult to sell in the future or create disputes with neighbours or authorities. Most importantly, it confirms that the property you are buying is the one you have been shown and highlights any defects that may reduce its value.
As part of the survey, the Surveyor measures the site to determine the location of buildings and fences on or adjacent to the land. They check for easements (e.g. drainage), covenants, restrictions on land use, and whether the property complies with these conditions. They also pay special attention to any encroachments by or upon the land or any easements. For residential properties, the Surveyor will report on the distance of walls, eaves, and gutters from the side boundaries.
What is Contour and Detail survey
Detail surveys are a basic prerequisite for building and land development. In most cases, the purpose of a detail survey is to show the features on, and adjacent to, a property.
Architects and planners require a range of site features and levels, and a topographic (contour and detail) survey is a vital component of a successful development application for any land development.
Features of general detail surveys include:
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Levels & contours related to Australian Height Datum (AHD)
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Tie into cadastral reference marks & plot approx. boundary on plan
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Field survey of site detail & features
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Field location of visible services pot levels & contours over site
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Detail of significant trees on site over 0.2 diameter trunk
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Note of retaining walls, changes of grade etc onto adjoining sites
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Location of existing and adjoining houses/structures and floor and apex levels
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Pickup of road & kerb details at site to crown
Dial before you dig searches
Projects involving excavation require an assessment to find out what services are underground around your property. Common searches include:
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Telecommunication location
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Gas line's location
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Sewer main and water supply lines
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Storm water main
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Underground electricity supply
Browning Build Group can advise if there are any problems connecting your house to the mains. Common issues can include blockages, outdated or damaged infrastructure, incorrect depths, or unexpected service alignments that may require adjustments before work can begin.
Town planning and overlay constraint
As part of the preliminary searches, we extract information from council regarding your property. Most of these searches are based on publicly available data, and Browning Build Group can help you make sense of the results. We pay particular attention to common constraints such as:
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Zoning of your property
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If the old house is protected if you are seeking to
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knockdown and rebuild
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If the property is affected by flood, or is in the
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overland flow path
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If there are protected vegetation
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Heritage listing
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Bush fire zoning
The results of these searches will determine whether we need to call on other specialist consultants, such as a town planner or hydraulic engineer.
This service can only be offered for properties within The Wingecarribee Shire.