Why we don’t tender
The lowest tender is rarely the lowest cost. Here is why we join projects early instead — and what that means for your budget.
What tendering asks of a builder
Tendering asks several builders to price the same set of drawings, usually within a few weeks and often before the documentation is complete. The lowest number tends to win.
When drawings leave questions unanswered, each builder answers them differently — or not at all. Allowances, exclusions and provisional sums fill the gaps. The cheapest tender is frequently the one with the most left out.
Where the real cost appears
The difference surfaces later, as variations. A price that looked tens of thousands lower can become the more expensive build once site conditions, missing details and upgraded selections are priced properly.
By then the contract is signed, the program is running and the leverage has shifted away from you.
What we do instead
We join the project early, alongside your architect or designer. Through pre-construction we mark up every line item on the plans — cladding, tiles, brickwork, roofing and more — and price it individually. We meet trades on site so they can commit to fixed prices, and establish fixed-price joinery.
By the time you sign a building contract, the number reflects the home you are actually building. You choose a builder on process, communication and quality of work — then verify the cost together, line by line.
Is it right for every project?
Tendering has its place, particularly for fully documented, straightforward work. For architecturally designed homes, heritage work and complex renovations, early involvement almost always delivers a more accurate price, a better building and fewer surprises.
Bryce Caldwell is the director of Larq Built, a Newcastle builder of architecturally designed homes and complex renovations with more than 17 years in the industry.
