Renovation contractor, Melbourne
The whole job, on paper.
You are comparing three quotes. The shortest one usually leaves the most out. This page shows what to look for, and how we write ours.
Three quotes, read properly
The cheapest quote is often the shortest one. That is not a coincidence. Ask every contractor the same eight questions, then compare the answers rather than the totals.
Illustrated comparison
Showing our quote. 5 items are not stated in the cheapest quote.
- Waste removal
- Not stated
- Permits and inspections
- Not stated
- Floor and furniture protection
- Not stated
- Start and finish dates
- A start date
- Payment schedule
- Deposit on signing
- Who is on site each day
- Not stated
- Material allowances
- One lump sum
- When something unexpected is found
- Not stated
- Waste removal
- Listed, with the skip on site
- Permits and inspections
- Listed, with who lodges them
- Floor and furniture protection
- Included before demolition starts
- Start and finish dates
- Both dates, and what can move them
- Payment schedule
- Staged against completed work
- Who is on site each day
- One named person, on site
- Material allowances
- An allowance per item, and the choice in writing
- When something unexpected is found
- Work pauses, a written variation, your approval
Illustration only. This is not a real quote, and not a claim about any other contractor.
What we renovate
Kitchens
Layout, joinery and services in one scope. The order of the trades matters more than the finish.
Bathrooms
Waterproofing, drainage and ventilation come first. Tiles are the last decision, not the first.
Extensions
Structure, roof, glazing and the join to the existing house. Permits are part of the plan, not an afterthought.
Whole houses
One schedule across every room, so the house is finished in one run instead of three.
How the job runs
01
Site visit
We walk the house with you, look at access and services, and write down what you want to keep.
02
Written scope and quote
Every line from the comparison above appears in your quote. You see the exclusions before you decide.
03
Build
One named person on site each day, and a short weekly note on what was done and what comes next.
04
Handover
A walkthrough, a list of defects with dates, and the certificates and manuals in one folder.
What we put in writing
- Waste removal, with the skip and the tip fees named.
- Permits and inspections, and who lodges them.
- Floor and furniture protection before demolition starts.
- Start and finish dates, and the things that can move them.
- A payment schedule tied to completed stages, not to dates.
- What happens when something unexpected is found.
Work
Photographs are licensed stock. They show the kind of work, not our own projects. Photographers and licences are listed on the credits page.
Questions we are asked
Do you quote before or after a site visit?
After. A quote written from photographs is a guess, and guesses turn into variations.
Can we keep living in the house during the work?
Usually for part of it. It depends on the scope, and we say so at the visit rather than in week two.
Do you work with our own designer or architect?
Yes. We ask for the drawings and specifications, then list what is missing before we price anything.
What if we change our mind mid-build?
It becomes a written variation with a price and a time effect. Work on that item waits for your approval.
How long does a quote take to prepare?
Long enough to price it properly. We tell you the date we will send it, and we send it on that date.
Is Kelso & Reid a real business?
No. This site is a concept project for a design portfolio. The business, the projects and the quotes are fictional.