The Borland Method

Two aligned builders give feedback + order‑of‑magnitude pricing so the design steers to budget early.

• 3D model in context; planning compliance review; initial engineering & fabric build‑ups

• Round‑1 pricing + buildability advice (client‑approved early engagement)

• If required we lodge planning now

• Decision: go / pause & adjust before DD

We collaborate with your planning consultant and prepare for lodgement.
Limitations: permits aren’t guaranteed; VCAT, unusual redesign, and objector meetings are excluded (available hourly/agree‑to‑scope).

• Resolve structure, services, openings and all interiors; 3D walkthroughs; up to 2 showroom selection days

• Round‑2 pricing → select preferred builder

• Decision: go / pause & adjust before documentation

• Limitations: extra showroom time billed hourly.

Detailed drawings, schedules and specs; respond to building surveyor RFIs; builder procures permit.
Limitations: re‑selections after CD begins may incur a design‑variation fee; value management post‑CD is a variation.

Reconcile inclusions, allowances and clarifications with the builder.
Decision: proceed to contract / tune package to protect budget.

We do not run a traditional tender. Instead, we engage two aligned builders from Concept → Contract:
Concept feedback + ROM pricing → Gate 1 Round‑1 pricing → Gate 2 Round‑2 pricing → select preferred builder → CD → contract price → construction.
Benefits: early market‑aligned pricing · early construction advice · relationship building · fewer variations · fewer on‑site compromises.
Competitive tension: two aligned builders maintain competitive tension up to design development stage; the architect remains the single point of accountability.

Curated options and finish suites; 90% of decisions locked at Design Development to protect budget and schedule.

• IAQ: CO₂ / VOC thresholds

• Airtightness: blower‑door testing (project‑specific target, typically ~1.0 ACH @50Pa)

• Thermal Stability: seasonal swing band targets

• Acoustics: room‑by‑room Rw targets
  Verification points are built into design, commissioning and post‑occupancy.
  ACH = air changes per hour (lower = tighter, comfier, more efficient). Rw = sound insulation rating (higher = quieter rooms).

Weekly dashboard during active phases · agreed response times during construction · variation protocol (priced and approved before it hits site) · issue‑tracking with clear responsibilities and due dates.

Full Contract Administration (comprehensive): fortnightly site typical; claims/program/variations/defects/handover; assist through defects‑liability period.
Site Attendance (advisory): monthly site with formal report; on‑site advice only; not a party to the contract.