How to Get Accurate Quotes: The “Tender” Process Explained
How to Get Accurate Quotes: The “Tender” Process Explained
You have your design, and you love it. Now, you need a price to build it. But here is the trap many Sydney homeowners fall into: if you send a basic sketch to three different builders, you will get three completely different prices. Getting builder quotes, one might be $300k, and another $450k.
Why the huge difference? Because the builders are guessing.
To get an accurate, fixed price, you need more than just a floor plan—you need a “Tender Set.” This guide explains how to get comparable, fixed-price quotes from builders without the nasty surprises later.
The Danger of the “Free Quote”
Many clients ask a builder for a quote based on early “Concept Plans” or even real estate floor plans.
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The Builder’s Dilemma: Without technical details, the builder doesn’t know what tapware, tiles, or roof insulation you want.
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The Result: To win the job, they might quote on the “cheapest possible” options (Prime Cost items).
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The Surprise: Halfway through the build, you realise the quote didn’t include the driveway, the retaining walls, or the stone benchtops you wanted. Suddenly, you are hit with expensive “Variations.”
What is a “Tender Set”?
A Tender Set (or Construction Documentation) is a package of detailed documents that tells the builder exactly what to price. It removes the guesswork.
At JJ Drafting, a Tender Set typically includes:
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Detailed Architectural Plans: Not just the layout, but the electrical plan, window schedule, and reflected ceiling plan.
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Structural Engineering: The exact size of the steel beams and concrete footings (which are expensive!).
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Scope of Works: A written list of exactly what is included (and excluded). E.g., “Builder to supply and install 600×600 porcelain tiles to Bathroom 1.”
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Inclusions Schedule: Specifying the exact brand of oven, toilet, and tapware.
The 3-Step Process to Choosing a Builder
Once we have prepared your Tender Set, here is the process we recommend:
Step 1: The Invitation Send your full Tender Set to 3 reputable builders. Ask for a “Fixed Price Lump Sum” quote.
Step 2: The Comparison When getting builder quotes come back, don’t just look at the bottom line. Look for “Provisional Sums” (allowances).
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Builder A might be $50k cheaper, but they only allowed $10k for a kitchen.
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Builder B is more expensive, but they allowed $30k for the kitchen you actually want.
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Builder B is actually the more honest and accurate quote.
Step 3: The Contract Sign a standard industry contract (like HIA or MBA) that references the Tender Set drawings. This locks in the price and the scope.
How JJ Drafting Protects Your Budget
We don’t just draw lines on a page; we create the documentation that protects your bank account. By providing a detailed, professional Tender Set, we ensure that when a builder gives you a price, it’s a real price.
Don’t start building on a guess. Contact JJ Drafting to prepare a professional Tender Set for your project.
(written by Dale Moore with the help of AI)