Six to twelve months on site for most houses, depending on scale, structural work and whether the roof comes off. Approvals sit in front of that and vary by council — a straightforward DA runs a few months, heritage or a complying development pathway can be faster or slower.

For a whole-home renovation, usually yes. It is faster, safer and cheaper to work in an empty house, and living through a full strip-out is harder than most people expect. Staged work is possible where a house divides cleanly.

Not always — some projects run from a building designer's drawings, and some from ours. But for a significant reorganisation of a house, a good architect earns their fee. We work with practices across Sydney and are happy to introduce you.

Yes, and we prefer it. We price what is drawn, flag buildability during pricing rather than at frame stage, and keep the architect involved through construction.

On old houses it does — rot, termites, wiring that predates the standards. You hear about it the day we find it, with the options and what each one costs, before any work happens.

Sydney only: the Eastern Suburbs, North Shore, Northern Beaches, and the Hills district around Dural, Kenthurst and Glenorie.