Engage the engineer earlier
We brought the structural engineer in after the conceptual design, and we would reverse that order next time. The engineer's first 30 minutes reshape a design more than any other consultation, so that input belongs at the start rather than after the concept is set.
Lock window specs at slab stage, not framing
Window lead times outran framing on our build, so next time we would lock the specification, get the written quote and accept the deposit terms before the slab cures. The certainty that buys is worth the deposit.
Pre-price variations into trade quotes
Trade quotes are list-price for in-scope work. For the items most likely to vary, such as electrical, slab in variable ground and retaining walls, we would ask for a variation rate upfront, because it removes the awkward mid-build renegotiation.
Buy fewer fixtures, faster
We spent too long choosing taps and fixtures, three months of decision fatigue for a single tap. Buy what fits the brief and move on, and keep the deliberation budget for the structural decisions that actually reward it.
The decisions that paid off
Not every choice was a lesson in hindsight, and a few early calls held up well.
- Polished concrete on the lower level is cold underfoot but durable and easy to clean, with no flooring replacement to budget for in ten years.
- The single-storey eave detail that matched the original 1920s profile has drawn only positive comment from neighbours.
- An honest 15% contingency in the original budget was the only reason the project closed on its envelope.