Engage the engineer earlier
We brought the structural engineer in after the conceptual design. We'd reverse that next time. The engineer's first 30 minutes change the design more than any other consultation.
Lock window specs at slab stage, not framing
Window lead times outran framing on our build. Lock the spec, get the written quote, and accept the deposit terms before slab cures. The certainty 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 (electrical, slab in variable ground, retaining walls) we'd ask for a variation rate upfront. It removes the awkward mid-build renegotiation.
Buy fewer fixtures, faster
We over-optimised tap and fixture selection. Three months of decision fatigue for a tap. Buy what fits the brief, move on. Save the deliberation budget for the structural decisions.
The decisions that paid off
- Polished concrete on the lower level: cold but durable, easy clean, no flooring replacement to budget for in ten years.
- Single-storey eave detail that matched the original 1920s profile: every neighbour comment is positive.
- An honest 15% contingency in the original budget: the only reason the project closed on its envelope.