What we build

Renovations and additions
Most of what we do. Rear additions, first-floor additions, full internal reconfigurations - usually on terraces, cottages and older houses where the existing structure sets the terms. This is the work we're best at and the work we'd rather be doing.

Heritage work
Conservation areas, original fabric, council conditions. Knowing what has to be kept, what can be changed, and how the new work meets the old without either one looking apologetic about it.

New homes
Ground-up builds on tight inner-city sites - neighbours close, no laydown area, and a program that has to work around all of it.

Commercial fit-outs
Hospitality and retail. Tell us your lease dates first; on a fit-out the program matters more than anything else and we'd rather say early if it doesn't work.

How we work

1 · Budget advice, from pre-DA onwards
Send us concept or DA drawings and we'll give you a budget position on them based on what the work costs to build now, not a rate per square metre. If the number works, keep designing. If it doesn't, you've found out while moving a wall still costs an afternoon.

We can stay involved through design development, pricing the decisions that actually move the number — the structural approach, the glazing, the finishes schedule — so the budget is something you, your architect and we hold together rather than something you discover at tender.

2 · Tender and contract
When drawings are complete we price them properly: a detailed breakdown, not a lump sum, so you can see what's been allowed for and what hasn't. Fixed price on smaller, fully documented jobs. Cost-plus on larger builds, where you see every invoice, every markup and every variation as it happens.

3 · Pre-construction
Documentation review, trade pricing, procurement and program before anyone picks up a tool. We find the gaps in the drawings, price the work with the subcontractors who'll actually do it, and lock in long-lead items before they hold the job up. Most cost blowouts trace back to this stage being rushed.

4 · Construction
The same trades, job after job - carpenters, electricians, plumbers, joiners, waterproofers who don't change between builds. North House runs the site. You get a program at the start and you hear about it when it moves, not after.

5 · Handover and defects
A proper handover with warranties and manuals, and we come back to fix what needs fixing. 12 month defects period, plus statutory warranty.