THE WHOLE JOURNEY · 10 TO 18 MONTHS FROM FIRST MEETING TO KEYS · ● A PROJECT PRICE POINT · ○ A PHASE
Start with an hour at the studio
/01
WHERE
9 FORSYTH ST, FAIRFIELD
HOW LONG
ABOUT AN HOUR
YOU PAY
NOTHING · THE FIRST MEETING IS FREE
BRING
WHAT YOU HAVE, FROM AN IDEA TO APPROVED DRAWINGS
YOU LEAVE WITH
A PRICE INDICATION AND THE AGREEMENT THAT FITS
WHO YOU MEET
Fletcher or Kylie, at the table where your house will be drawn. Bring what you have, from an idea to a full set of approved drawings. We talk through the house, the budget and the block, and you leave knowing which agreement fits.
/02
Everyone starts with the free first meeting. After it you receive one of three agreements, depending on what you already have. Nobody is asked to buy the whole journey up front.
01 · YOU HAVE A HOUSE AND AN IDEA
Design agreement
The set is yours to keep, whoever builds it
02 · YOU HAVE DRAWINGS. But require full documentation.
Plan agreement
03 · You have drawings, engineering and approvals. You are ready to build
Fixed-price quote
Our three finish ranges at no extra charge
WHICHEVER DOOR
Every agreement is credited when you build with us.
$5K from the design agreement, $5K from the plan agreement and the $950 quote fee come off the construction contract. The drawings are yours whoever builds them, so you are never locked in.
/03
WHO
FLETCHER AND KYLIE
HOW LONG
12 TO 18 WEEKS
YOU PAY
50% TO START, 50% AT CONCEPTS
You Receive
Complete Drawing Package
We sit down with you to understand what you want from the house, then survey the house and the block and draw them exactly as they are.
Concept drawings
Two concepts, each with an estimate. You choose between real options with the cost in view.
Design development
The chosen concept resolved in three dimensions: elevations, sections, materials, windows and joinery, through rounds of feedback. You sign off before anything is documented.
Final drawings
The complete set, ready for engineering and approvals, with a second estimate priced from the finished drawings.
/04
WHO
FLETCHER
HOW LONG
6 TO 8 WEEKS + DA IF NEEDED
YOU PAY
$10–15K UP FRONT, CONSULTANTS INCLUDED
YOU RECEIVE
A FIXED-PRICE BUILDING QUOTE
Soils test
A geotechnical test so footings and any new lower level are designed for the actual ground.
Engineering
Our structural engineer designs the steel, footings and bracing from our drawings.
Approval checks
Every overlay on the block checked: character, flood, noise, bushfire. Most projects need only a private building approval. Where a DA is needed we prepare and lodge it.
Energy report
The compliance report, prepared from the drawings, with any glazing or insulation changes fed back early.
Services review
Power, water, sewer and stormwater: where they are and what has to move, so there are less surprises in the ground.
Fixed-price quote
With engineering and approvals in hand we price the build and put it in writing. This is the number your contract is written from.
/05
WHO
MICK ON SITE, XANTHE ON INTERIORS
HOW LONG
EXTENSIONS 6–9 MONTHS · RAISES 9–12 · NEW HOMES 12–16
YOU PAY
5% DEPOSIT, THEN ONE PAYMENT PER STAGE
YOU HEAR FROM US
A CONSTRUCTION PROGRAM · MONTHLY SITE MEETINGS
PRE-BUILD · BEFORE THE CREW ARRIVES
01
Drawings certified
The certifier signs off the engineered, approved set. Nothing is built from an unchecked drawing.
02
Interior design
Part of every build contract. Xanthe takes the allowances from your chosen finish range and documents every fixture and finish with you before it is needed on site.
ON SITE · ONE PAYMENT PER STAGE
03
Base
Footings poured to the engineer’s design and the new lower level or extension floor built. If the house is being raised, this is where it happens.
04
Frame
Walls, roof framing and steel. You can walk the new rooms for the first time.
05
Enclose
Roofing, cladding, windows and doors. The house is weathertight and the inside work begins.
06
Fit-off
Linings, joinery, kitchens and bathrooms, tiling, painting, fixtures and fittings. The longest visible change.
07
Keys
Final certification, a walk-through with you, the defects list closed out, then the keys.
Drawn, then built
/06
CONCEPT RENDER · Produced AT THE END OF DESIGN
AS BUILT · NOW OUR STUDIO · FAIRFIELD
DRAWN AND BUILT BY THE SAME PEOPLE
The render is what you sign off at the end of design. The photograph is the same house at practical completion, built by the people who drew it. It is now where we meet you.
How the price sharpens
/07
Five numbers, each tighter than the last. Priced by the people who will build it, so there is no gap between the drawings and the start.
1
PRICE INDICATION · FIRST MEETING
A range, from what you tell us and houses like yours.
2
CONCEPT ESTIMATE · CONCEPT DRAWINGS
One per concept, so you choose with the cost in view.
3
FINAL ESTIMATE · FINAL DRAWINGS
Tightened from the finished set.
4
FIXED QUOTE · END OF PLANNING
Priced from engineered, approved drawings.
5
FIXED CONTRACT · START OF BUILD
The same number, written into a Master Builders contract.
GOOD TO KNOW
Finishes not yet chosen are carried as allowances from our three ranges, then chosen with you during the build at real prices.
Anything unexpected in the house is priced without markup and talked through with you before work proceeds.
/08
ONE TEAM · ONE PROCESS · START TO FINISH
Most families move out for a major renovation. Some extensions can be lived through, and we will tell you at the first meeting whether yours is one of them.
A detailed construction program before we start, a meeting on site each month, and a call whenever a decision is needed.
WHAT YOU DECIDE, AND WHEN
Concepts, the developed design, the finish range, then each fixture as the build reaches it. We tell you what is due and when.
Twelve months of cosmetic cover and seven years structural. The people who built the house are the ones who come back.
Common questions
/09
Where is the first meeting, and what does it cost?
At our studio at 9 Forsyth Street, Fairfield, and it is free. Allow about an hour and bring whatever you have. If you would rather we come to the house first, a site visit is $450.
I already have drawings. Where do I start?
It depends on whether any planning has been done. Drawings with no engineering or approvals behind them start with the plan agreement. Documents that are already engineered and approved go straight to the fixed-price quote. Bring what you have to the consult and we will tell you which.
Can I start with just the concept?
Yes. The concept-only package is the measure, the concept drawings and an estimate, for $5–10K. It is the right way to find out what you can do and what it would cost before committing further.
How long does the whole thing take?
From the first meeting to the keys, most renovations run 10 to 18 months: four to six months of design and planning, then six to twelve months on site. Raises sit at the longer end, extensions at the shorter.
How are the design and planning fees paid?
Design is 50% on signing and 50% when the concepts arrive. Planning is paid up front and includes the consultants. Every figure includes GST.
Do I have to build with Stark?
No. The drawings are yours whoever builds them. If you do build with us, the design and planning fees are credited to the contract.
What are allowances?
Amounts set in the contract for items you have not yet chosen, mostly joinery, fixtures and finishes, priced from our three ranges. During the build you choose the actual items with our design team and the allowance is trued up either way, with no markup.
What happens if council takes longer than expected?
Council time is the one part of the process we do not control, and we say so at the plan stage. We lodge complete applications to avoid requests for more information, and once you have signed a contract your build slot is held while we wait.
Can we live in the house during the work?
For a raise or a whole-house renovation, almost never; most families rent nearby for the build. Some rear extensions can be lived through, and we will tell you honestly at the first meeting whether yours is one of them.
What if something unexpected is found in the house?
It happens in old houses. We photograph it, price the fix with no markup, and go through the options with you before anything proceeds.
ONE STUDIO
We design, and we build what we design. The same people draw the house, get it approved and build it.
9 FORSYTH ST,
FAIRFIELD QLD 4103,
AUSTRALIA
QBCC 22698 · QBCC 15229232
MEMBER — MASTER BUILDERS AUSTRALIA
© 2026 FSX DEVELOPMENTS PTY LTD