Ask a Builder - Q&A
Your Most Common Questions, Answered.
Are you a homeowner planning your first renovation or an architect guiding a client through design? There comes a point where the same key questions start to surface. As a builder specialising in heritage and architectural renovations across Melbourne, we hear them often, and we’re always happy to answer them.
Below are six of the most common questions we get asked, along with our honest, practical advice.
1. How early should I speak to a builder?
Short answer: The earlier, the better.
Many homeowners assume the right time to contact a builder is once plans are finalised and permits are in place. However, in reality; some of the best outcomes come when we’re brought in during the concept or design development stage.
Collaborating early with your builder helps with feasibility checks, budget guidance, and sequencing advice. For architects, it ensures the design stays grounded in constructability - and for clients, it avoids costly redesigns or re-quotes later.
2. Do I need a planning permit or a building permit?
You might need one, both, or neither; depending on your property and the scope of work.
A planning permit is issued by your local council. It’s required when your renovation impacts zoning controls, heritage overlays, setbacks, or neighbourhood character.
A building permit is a separate approval, issued by a registered building surveyor, and ensures your project complies with the Building Code of Australia.
Heritage properties and inner-suburban homes in Melbourne often require both. We help clients and architects navigate this process so it’s clear from the outset.
3. Why is there a big cost difference between builders?
It all comes down to what’s included … or what’s not. Some quotes appear lower because they exclude key costs, use unrealistic allowances, or skip important detail. Others are more transparent and include a complete picture of what’s required.
We believe in thorough, line-by-line quoting. That means fewer surprises later and more clarity for everyone involved, including the design team.
4. How long will my renovation take?
There’s no one-size-fits-all answer here (we wish there was!). Renovations can range from 3 - 4 months for smaller works to 9 -12 months for major architectural or heritage projects. There are range of factors that impact renovation timelines.
What is ideal is engaging a builder who offers realistic timelines before the build begins and consistent communication throughout. Factors like permit delays, custom joinery, site access, and weather all play a role, but a well-managed schedule makes a world of difference.
5. What’s a PC or PS item?
These are two terms that show up in most renovation quotes:
PC (Prime Cost) items are allowances for things not yet selected such as tapware or tiles.
PS (Provisional Sum) items are estimated costs for work that hasn’t been fully scoped such as excavation or reinstatement works.
Understanding these figures is key to managing your overall budget. We always recommend keeping allowances realistic and revisiting them as the project progresses.
6. Can I live in my house during the build?
Sometimes, yes, but not always. It depends on the scale of the work, the layout of the site, and most importantly, safety considerations.
For partial renovations or projects where sections of the house can be isolated, staying on-site may be possible. However, for major works (particularly with structural changes, roof replacements, or full gut-outs), moving out is often the more cost-effective and less disruptive option.
It is highly recommended this be talked through during early planning stages so clients can make an informed decision.
Renovating isn’t just about building - it’s about decision-making, timing, and trust. These questions may seem simple, but how they’re answered can shape the outcome of your entire project.
Whether you’re a homeowner planning your next renovation or a design professional looking to align early with a builder, we’re here to support smart, informed decision-making; from first sketch to final handover.
Explore more resources in our Library or get in touch to speak with our team about your next project.
