Frequently Asked Questions

Begin with experience relevant to the home you want to create. Review the builder’s completed projects, speak with previous clients and look closely at the quality of detailing—not simply the overall appearance. The right builder should be comfortable discussing budget, programme, risk and buildability with complete transparency. Just as importantly, they should understand the architectural intent and bring the technical knowledge required to protect it. A custom home is a deeply personal undertaking. Choose a builder whose values, communication style and standards align with your own, and whom you can trust to make considered decisions on your behalf. Reach out to Nine in Six Builders and check our alignment with your needs.

Ask about the builder’s experience with projects of comparable scale, complexity and architectural quality. Find out who will lead your project, how frequently you will receive updates and how costs, variations and programme changes will be communicated.

Common questions Nine in Six get asked by potential customers include:

• How many projects are we currently building?
• When will we be able to commence?
• Who are our key trades and consultants?
• How do wemanage quality inspections?
• How do we assess site and construction risks?
• Can I speak with your previous clients?
• How do you protect the architect’s design intent?
  

The quality of our answers—and the openness with which they are provided—will tell you a great deal about the experience ahead with Nine in Six Builders.

A volume builder typically delivers homes from a predetermined range of designs, specifications and construction systems. This can offer efficiency, but usually provides less flexibility in design, materials and detailing. A custom builder creates each home around their client, site and architectural vision. The construction methodology, consultant team, materials and details are considered specifically for each project. This approach is particularly important for architect-designed residences, heritage transformations, constrained sites and homes requiring a high level of craftsmanship. It allows the architecture to respond to the way you live, rather than asking you to adapt to a standardised design.  At Nine in Six, we place ourselves at the heart of the process to ensure all key stakeholders work in balance to deliver your dream project.

Builder due diligence should extend beyond presentation and reputation. In Victoria, you can check a builder’s registration status, permitted work categories and any published conditions through the Building and Plumbing Commission’s public practitioner register. You should also confirm the contracting entity’s details, request evidence of relevant insurance and seek professional advice when reviewing the contract. Company history, references from recent clients, established supplier relationships and a realistic project workload provide further indications of stability. Nine in Six welcomes informed due diligence. For a significant investment, evidence and transparency should be expected—not treated as an inconvenience.

Nine in Six deliberately accepts a limited number of projects each year. This allows our Directors and senior team to remain closely involved in planning, construction and quality control.  For you, this means greater continuity, more informed decision-making and genuine attention to the details that distinguish your exceptional home. It also allows us to maintain strong relationships with the architects, consultants and specialist trades involved in each project. We believe exclusivity should be reflected in the level of attention a your project receives, not simply in its finishes or address.

Yes. Where applicable and with the OK from of our clients, we can arrange references or opportunities to experience the quality of our completed work and the build journey that they have been on.  We often find that this process can provide valuable insight into all the areas you may be thinking about. A project visit also allows you to examine the craftsmanship, material transitions and finer details that photography cannot always convey. We respect the privacy of every client, particularly when a completed project is their family home, so visits are considered individually and arranged on a case-by-case nature.

There is no single sequence that suits every project, but the best outcomes often occur when the architect and builder are involved early and work collaboratively.  We certainly believe in having Nine in Six at the heart of your journey.  Normally a builder contributes real-time knowledge of construction costs, methodology, sequencing and risk.  An architect brings spatial vision, design intelligence and an understanding of how the home should respond to its occupants and setting. Our experience allows us to bring these perspectives together during the design process which helps maintain the quality of the architecture while keeping it aligned with your budget and desired timelines. The common mistake made is to pay high fees to complete a design before discovering whether it can be built within the intended investment.

We believe the Builder should be at the heart of your journey.  Ideally, Nine in Six can become involved during concept or early design development—before the documentation is complete so that the right options can be considered.  Early builder involvement can provide guidance on construction methodology, material availability, site logistics, structural complexity and cost. It also allows potential risks to be identified while the design remains flexible (making the right decisions in the right sequence). The goal is not to reduce the influence of the architecture, but rather enhance the most important design elements by making informed decisions about where investment will have the greatest visual, functional and financial long-term impact.

Yes. Nine in Six regularly works with architects and values the creative and technical contribution of each consultant.  Our role is to understand the design thoroughly, contribute practical construction knowledge and deliver the work with respect for the architect’s intent. We collaborate on details, materials, sequencing, cost planning and resolution of site conditions.  None of our  projects are created in isolation. They result from experienced teams working toward a shared goal, with open communication and clearly defined responsibilities from the start.

The Nine in Six feasibility process is our structured pre-construction process for determining whether a proposed project is aligned with its site, budget, programme and architectural ambitions before a full construction commitment is made. Depending on the stage of the project, this may include:

• Reviewing the existing design documentation
• Understanding your priorities and investment parameters
• Assessing site access and construction logistics
• Identifying planning, structural and servicing considerations
• Reviewing materials and construction methodology
• Consulting key trades and specialist suppliers
• Preparing preliminary cost and programme advice
• Identifying risks, information gaps and opportunities
  

This process creates a clearer foundation for decision-making and allows you to move forward with greater confidence.

Yes. This is one of the most valuable reasons to involve Nine in Six before the design is fully documented.  Through our 20+ years of experience on complex custom build projects, we review the size, structural approach, materials, specialist features, site conditions and expected level of finish. We then consider how these elements relate to your proposed investment. If the design and budget are not yet aligned, we work collaboratively with you and your architect to identify viable options. The goal isn't simply to save money rather to enhance the design, experience and long term value in your home.

The cost of a custom home depends on far more than its floor area. Site conditions, architectural complexity, structural systems, materials, services, landscaping, interior detailing and the quality of workmanship all influence the final investment. For this reason, broad square-metre rates can be misleading, particularly for architect-designed homes. Two residences of a similar size can have substantially different construction costs. Nine in Six begin by understanding the complete vision and desired level of finish. We then assess the design, documentation and site conditions so that cost advice is based on the actual project—not an attractive but unreliable headline rate.

Major renovations are often more complex to price than new homes because the existing building can conceal structural, compliance and condition-related risks.  The cost will be influenced by the extent of demolition, temporary works, structural alterations, access, heritage requirements, services upgrades, bespoke detailing and the standard of finishes. Protecting and integrating the existing home also requires careful planning and skilled trades. A meaningful budget should therefore be developed after reviewing the property and available documentation. Conducting a feasibility with Nine in Six can greatly improve cost certainty and reduce the likelihood of disruptive discoveries after construction begins.

There are many factors which will be specific to each project.  This can be the size and complexity of the design, access to site and how slopey your block is, and/or the subsequent engineering required.  It can also be design factors such as basements, pools and extensive external works or bespoke joinery and specialist fabrication.  The finishes you choose such as natural stone, architectural glazing and premium finishes can also impact your cost. Lastly, the heritage requirements and protection of existing structures can be considerations that will effect those other factors mentioned.

A complete project budget should extend beyond the building contract. In most cases, projects with Nine in Six would include, architectural and interior design fees, planning and building approvals, engineering and specialist consultants, surveys, soil testing and investigations, construction and site costs, authority fees and service connections, potential landscaping, pools and external works, window furnishings, technology, security and home automation. Considering the complete investment early allows this to be developed as one cohesive vision.

An estimate is an early indication of likely construction cost, based on the information available at the time. It is useful for feasibility but is not generally a contractual commitment. A tender is a more detailed price prepared from developed drawings, specifications and consultant documentation. Its accuracy in setting an expectation depends on how complete and coordinated that information is. A fixed-price contract establishes an agreed contract sum, subject to the stated conditions, exclusions, provisional sums, prime cost items and any later variations. “Fixed price” does not mean the price can never change, which is why the supporting documents and allowances should be reviewed carefully before signing. At Nine in Six Builders, we will tailor our contracts to suit your needs through full transparency of our process.

A prime cost item is an allowance for a product that has not been finally selected or priced when the contract is prepared—for example, tapware, appliances or tiles. A provisional sum is an allowance for work where the complete scope or cost cannot yet be determined, such as excavation, rock removal or elements requiring further investigation. Both can affect the final contract value. In Victoria, major domestic building contracts must identify these allowances and provide appropriate cost information. Nine in Six will work with you along the journey to minimise unresolved allowances the project is likely to carry.

If an allowance is lower than the actual cost of the work or selected item, the difference may be added to the contract price in accordance with the contract. Numerous or unrealistic allowances can therefore make an initial price appear more attractive than the likely final cost which is a practice often seen. Nine in Six will work with you to investigate and define costs wherever reasonably possible before construction commences and will operate under a fixed price or open book contract (you make the choice). This may involve soil testing, surveys, service investigations, trade input and clearer documentation. Where uncertainty genuinely remains, Nin in Six will ensure it is explained openly. A credible budget acknowledges risk and provides a realistic allowance rather than assuming a most optimistic outcome.  Nine in Six understands there is no need for an easy conversation now, and a disappointment in the future.

Exclusions vary, but commonly overlooked items can include consultant fees, authority charges, service upgrades, planning conditions, landscaping, pools, loose furniture, window furnishings, audio-visual equipment and works outside the nominated construction area. Temporary accommodation, storage, finance costs and client-supplied items may also sit outside the building contract. Every quotation should be read alongside its inclusions, exclusions, assumptions and allowances. Nine in Six will ensure that you can assess the complete financial picture, rather than relying on the contract total alone through our committment to a limited amount of projects each year and giving your project the focus from our most experienced people.

The appropriate contingency depends on the type of project, the maturity of the documentation and the level of uncertainty. A well-documented new home on a thoroughly investigated site may require a different allowance from a significant renovation where parts of the existing structure cannot be inspected before work begins.  Our experience in custom building allows us to guide you so that contingencies are minimised, specifically by knowing what decisions need to be made when.  Nine in Six certainly believe that a contingency is not an invitation to increase contract value.

A variation is a change to the agreed scope, plans, specifications or construction requirements after the contract has been signed. Nine in Six ensure variations are clearly described and, wherever practicable, priced before the related work proceeds. Our documentation identifies the cost and any effect on the build schedule, allowing you to make informed decisions. Victorian requirements generally provide for contract changes to be documented in writing. At Nine in Six, our broader objective is to minimise avoidable variations through careful planning, timely selections and thorough coordination. Where change is necessary or desirable, it should be managed transparently—with no ambiguity about what has been approved.

The construction period depends on the scale and complexity of the home, site conditions, approval requirements, specialist materials and the level of bespoke detailing. A substantial custom residence or intricate renovation will generally require more time than a standardised build because many components are designed, fabricated and coordinated specifically for the project. At Nine in Six, we tailor each project rather than applying a generic timeframe. This establishes the key stages, decision deadlines and long-lead items. Our reputation for delivering complex projects under pressure has seen us have a track record of building homes at a far superior speed to other like for like builders.

Delays can result from a multitude of factors inclusive of severe weather, planning conditions, latent site conditions, design changes, authority approvals, specialist manufacturing or disruptions to material supply.  Our experience allows us to anticipate these risks. Through effective scheduling and planning Nine in Six identify long-lead items early, coordinate decisions against the build schedule and maintain close relationships with consultants, suppliers and our trade partners.  Our approach is such that clients should never be left to interpret gaps in communication or wonder what's changed. Having your builder at the heart of the process allows for clear communication when the solution requires a considered decision.

Your project will be overseen by an experienced Nine in Six team member, with active involvement from our Directors and senior construction personnel.  Communication is structured around the needs and stage of each project in a manner and using platforms that work for you. Updates will cover work completed, upcoming activities, design decisions, selections, cost matters, programme changes and items requiring your input. Our aim is to provide enough information for you to feel informed and confident without transferring the burden of day-to-day construction management to you. We aim to have you understand how the project is progressing while continuing to enjoy your own life and commitments.

Yes. Strong, long-term relationships with skilled trades, consultants and suppliers are central to the way we build. Custom residential work demands more than technical competence. It requires trades like those who partner with Nine in Six who understand architectural documentation, respect finished surfaces, coordinate effectively with others and care about the quality of details that may take considerable time to resolve. Established relationships also support accountability and continuity. The people who would work on your home will understand our expectations and the standards by which their work will be assessed.

Yes. We respect a client’s decision to appoint an appropriately qualified independent inspector. We view constructive, professional scrutiny as compatible with quality building. The best results come when the builder, building surveyor, consultants and any independent inspector understand their respective roles and communicate clearly.  Whilst our projects have not usually seen our clients employ these, especially based on our levels of communications and certifications through our build process, we would always collaborate with your appointed inspector to ensure you have the confidence you're seeking.

Quality is managed progressively through staged inspections at critical junctures throughout the build schedule, not once the home is finished. Utilising the BuildPass system and with our experience building some of Australia's most viewed residential projects, our team reviews work throughout each stage, coordinating it against the architectural drawings, specifications, engineering and approved samples. Critical dimensions, concealed work, interfaces between trades and visually important details receive particular attention.  At the heart of the process, we also collaborate with architects, consultants and specialist trades where design resolution is required. This tiered approach allows issues to be addressed before subsequent work conceals or compounds them.  We believe this  is why our clients refer us to their friends and engage in repeat builds with Nine in Six.

Nine in Six Builders can definitely help you make this decision by guiding you on your options.  The correct decision depends on the quality and condition of the existing house, where you live, your needs, budget and emotional connection to the property. A Renovation may retain valuable architecture, established gardens and the charm that made you buy your home in the first place.  A carefully designed extension can enhance this through improved light, space and contemporary performance.  Knocking down the existing home and rebuilding allows for a clean slate and can provide greater freedom, improved energy performance and a more efficient layout.  However, demolition may be restricted or undesirable in heritage and neighbourhood character areas. The Nine in Six feasibility process will allow you to discover this before you commit.

Yes. Heritage and period homes require a particularly thoughtful balance between conservation and contemporary living, and present the challenge Nine in Six thrives on.  We collaborate with architects, heritage consultants and specialist trades to protect existing infrastructure while introducing new design elements, services and performance improvements. Original masonry, timberwork, decorative elements and established proportions may require careful restoration or integration with new work.  Our goal is not necessarily to imitate the past, but in our experience, the most successful outcome is a respectful unity between existing and new—preserving the design ethos of the original home while creating an enhanced environment suited to contempory  life.

Prior to  handover, the completed work is reviewed and any outstanding items are documented and recorded in our BuildPass system. The relevant occupancy permit or certificate of final inspection will also be obtained where required.  At handover, we guide you through the home and provide the relevant keys, operating information, certificates, warranties and maintenance documentation. We also take the opportunity to explain the care of specialist materials, equipment and finishes, especially those aligned to the manufacturers guidelines.  Minor settlement or maintenance items can become apparent as a new or renovated home begins to respond to its environment. These are managed through our after care process. Our responsibility doesn't end after we've handed over the keys and you can rest easy knowing such a reputible builder is there for you and your home for the coming decade.