Warehouses, light industrial, childcare, medical suites and small commercial buildings. We’re prequalified with NSW Government to $12m and tender both open and negotiated.
Home / Services
Four things we build, and how each one actually runs.
Scope, typical value, typical program and the contract types we work under. If your job doesn't fit neatly into one of these, ring us — it usually still fits.
Capability
We carry our own carpenters and a site manager on every job. Everything else — concrete, steel, services, finishes — comes from a subcontractor list we've been refining since the nineties, most of whom have been with us longer than a decade.
That matters more than it sounds. A builder without their own supervision is a phone number between you and a group of strangers.
01 — Commercial construction
New builds and structural work to $12m.
- Typical value$1.2m – $12m
- Typical program30 – 70 weeks
- Contract typesLump sum, D&C, CM
Includes: early contractor involvement · bulk earthworks and piling · in-ground services · structural steel and precast · façades · base-building services · landscaping and civil works · authority liaison and occupation certificate
Steel erection, Kingsford warehouse, week 14.
Help Street, Chatswood — handover morning.
02 — Fitout & refurbishment
Office, retail and hospitality — including in live buildings.
Roughly half our fitout work happens after hours around a tenant who can’t move out. We hold the noisy trades to nights, protect what’s staying, and clean to a level where Monday looks like nothing happened.
- Typical value$180k – $3.5m
- Typical program6 – 20 weeks
- Contract typesDay, night or staged
Includes: make-good and strip-out · partitions and ceilings · joinery · mechanical, electrical, hydraulic and fire alterations · base-building approvals and building management liaison · acoustic and access compliance · furniture co-ordination
03 — Custom homes
Architect-designed new builds, one site manager, start to finish.
We take on a limited number of houses a year so Sam can be on every one of them. Fixed price where the documentation supports it, cost plus with a guaranteed maximum where it doesn’t — and we’ll tell you honestly which one your drawings are ready for.
- Typical value$900k – $6m
- Typical program18 – 40 weeks on site
- Contract typesMBA fixed price or cost plus
Includes: home warranty insurance · siteworks and retaining · slab or suspended structure · framing by our own carpenters · full lock-up and finishes · pools and landscaping by arrangement · 90-day and 11-month defect reviews
Bilgola Plateau, completed 2024.
Terrace renovation, Paddington — week 9 of 22.
04 — Renovations & additions
Second storeys, rear additions and heritage work.
Renovations are where builders lose money and clients lose patience, usually for the same reason: nobody opened the walls before pricing. We do an intrusive inspection before we quote, and we write down what we found.
- Typical value$250k – $2.5m
- Typical program12 – 30 weeks
- Contract typesFixed price or cost plus
Includes: intrusive pre-quote inspection · underpinning and structural alterations · asbestos removal by licensed contractors · rewires and re-plumbs · heritage fabric repair · staged occupation so you can stay in part of the house where it's safe to
Contract & delivery
Three ways clients engage us.
Which one suits you depends on how finished your drawings are and how much risk you want to carry. We'll say so before you're committed.
Lump sum
Fully documented drawings, one price, one program. Cleanest option when the design is genuinely finished and the site is known.
Design & construct
We carry the consultants and the design risk from a concept or a brief. Faster to site, and one party responsible when something doesn't line up.
Construction management
You hold the trade contracts, we run the site and the program on a fee. Suits owners who want open-book pricing and have the appetite to be involved.
Common questions
Asked on almost every first site visit.
If yours isn't here, ring Tom directly on 0400 000 001.
A site visit within four working days, and a written proposal within ten working days of that for most residential and fitout work. Commercial tenders follow the tender program. If we can't make those dates we tell you when we book the visit, not after.
Priced and signed before the work happens. No exceptions, including for small ones. If a variation comes out of something we should have allowed for, we'll say that and wear it — that's what the allowances schedule in the proposal is for.
A named Brayford site manager, on site daily, with a mobile number you'll have from day one. We cap concurrent jobs per supervisor at three residential or one commercial. It's the main reason we turn work away.
Both. Most of our work comes through architects we've built for before and we're happy to be brought in early for buildability advice at no cost. If you don't have one, we'll introduce you to two or three and step back out of it.
NSW Builders Licence 000000C, $20m public liability, contract works, and workers compensation for all employees. Home Building Compensation cover is taken out per residential contract over $20,000. Certificates of currency go out with every proposal without you asking.
Defects are closed before you take the keys, not after. We come back at 90 days and again at 11 months — the second one deliberately sits inside the statutory warranty so anything found is still ours to fix.
Next step
Book a site visit. No charge, no follow-up calls.
An hour on site with the person who'd run the job. You'll get a straight answer about feasibility and budget before anyone talks about contracts.