For property owners
One rate, with a ceiling
We are not a middleman who wins the work and passes it on. We are a contractor with its own design staff and its own delivery pool, so we quote our fee as a single line: what percentage of your project budget goes to us.
You can see what we take and what stays in the build.
HOW THE FEE WORKS
The fee tracks the size of the job
A management fee quoted before anyone has seen the scope misleads either you or us. So there is one rule: the share we take is proportional to the budget of the work we manage.
- We don’t name a flat figure. A 40 m² bathroom and a 400 m² villa are not the same work, so they can’t carry the same fee. Our management fee is a single percentage of the project budget — a smaller scope means a smaller fee.
- Both the rate and its ceiling are in the contract. The percentage we take, and the upper limit on that fee, are written into the annex to the contract. The fee doesn’t grow without end as the job grows; we don’t go above the ceiling.
- It isn’t loaded onto the invoices. Material and trade invoices reach you exactly as they are. The management fee is not a profit hidden inside them — it is separate, and it is one line.
- Our risk is tied to the same rate. On a Capped Price contract, any cost above the ceiling is our responsibility. If it comes in below, we share the saving.
The size of the job sets our fee — not us.
Contract type
Three ways of working
No two jobs are the same. We recommend whichever suits yours — and we put in writing why we recommend it.
01
Turnkey
The contract is with us. The work is done by our own pool of trades and our own site team, we issue one invoice, and we are your single point of contact. Because we keep an open book, you still see what was paid for each item.
02
Capped Price
We put a ceiling on the work our own team does: the project costs no more than that. The risk above the ceiling is ours. If it comes in below, we share the saving.
03
Fixed-Price Package
Fixed scope, fixed price, fixed duration. You know what you are getting and what it costs before we start; there is no room for surprises.
Fee
What’s in, what’s out
We also write down the two charges that sit outside the management fee — because the things left unsaid are what cause trouble later.
- One rate, written into the annex to the contractWe cannot go above the ceiling
- Design work is charged separatelyIt is calculated per square metre
- Furniture, curtains, appliances and garden products are not part of the construction budgetThere is a separate procurement management fee for those
- Extra work is priced in writingNothing you haven’t approved gets built
Budget
Where your money goes
To read a quote properly, you first need to know where the money goes.
What backs it up
Documents, not promises
All four of the following are annexed to the contract. We don’t give verbal undertakings, because verbal undertakings don’t hold.
Its term and scope are in the contract. Material warranties are the manufacturer’s; we hand you the paperwork.
The liability policy number, the tax certificate and, where it applies, the contractor’s licence are all open to you.
You can see which trade was paid what, and what each material cost.
No final payment is made until the snag list drawn up at handover is closed.
Why project management
The trouble isn’t the trades — it’s the gaps between them
Six separate parties: are you going to be the one calling them, or are we? That is exactly the difference.
Our team
The team that builds it is our own
We are not a middleman who wins the job and hands it on. Our own staff design it, our own pool of trades build it, and our own project manager runs the site.
- We never outsource design. Our architects and interior architects are on our own staff. The drawing, the 3D visual and the construction detail all come from the same team, so nothing gets lost between the drawing and the site.
- The pool is closed. In every trade we work with teams we have used for years — insured and certified. We don’t chase the cheapest bid on every job and put strangers into your home.
- We buy direct from suppliers. We hold agreements with manufacturers and suppliers for materials, furniture, appliances and joinery. With the middleman removed, both price and lead time stay under our control.
- Waterpervision stays with us. We don’t leave the site to the subcontractor’s own supervision; the project manager and site foreman are on our payroll.
Common questions
The four things we get asked most
Do you hand the job to a subcontractor and step back?
No. Our own architects and interior architects do the design, the closed pool of trades we have worked with for years does the building, and our own project manager and site foreman run the site. Materials come direct from our suppliers. The only work that goes outside is what must be independent by law: structural design, statutory building inspection, the soil survey. If you want to benchmark the price, we will bring in two more quotes from outside the pool and set them beside ours — your right to compare never goes away.
What happens if the budget is exceeded?
With a Capped Price the risk above the cap is ours. On a Turnkey contract the budget can only move through extra work you have approved; nothing is built without it. Either way you hear about the variance the week it happens, not at the end of the month.
Can I use my own trades or my own architect?
Yes. Even with our own pool in place, we will manage a team you bring in; our only condition is that they accept the same scope, insurance and payment rules. We take no delivery margin on that item — only the management fee applies.
What can I see before I sign?
The scope list, the room-by-room schedule, the payment schedule, the programme and the warranty text. All five are in your hands before you sign; we don’t rush you.
Let’s talk numbers.
After the survey we come back within two working days with a budget range and an indicative schedule. The survey is free.