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Why Having a Guardian on Your Side Changes Everything

18 Years of Inside Knowledge — Now Working for You

We’ve spent 18 years inside the building industry — reviewing land, drafting homes, managing builds, and solving problems before they become disasters. Now, that experience works for one person only — you.

We Break Down the Tender — Line by Line

What’s provisional? What’s missing? What’s priced high or low? We review every item in your tender — so you’re not caught off guard after contract.

Colour Appointments Shouldn’t Be Overwhelming

We help you prepare so you walk in with clarity. No pressure to rush. No surprises. Just smart choices that align with your build and your budget.

We Help You Get the Electrical Plan Right — First Time

From lighting layouts to power point placements, we help you make smart, future-ready decisions — so you’re not chasing expensive changes later.

We Read the Fine Print in the Contract — So You Don’t Sign Blind

Inclusions, timelines, hidden risks — we break it down in plain English and show you what to question before you commit.

Planning and Permits — With Your Eyes Open

If your build needs planning approval, we help you understand the process, timing, and next steps — so nothing stalls your start.

We Keep the Admin Process Moving

You’ve paid your deposit — now what? We guide you through the post-sale steps so nothing falls through the cracks and you hit contract without delays.

No Pressure. Just Support.

We’re here to help you make confident decisions — not fast ones. So you get the home you want, not the one you were rushed into.

The Project Guardian Process.

Step 1:
Meet and Recap

Before we dive into tenders, selections, or contracts, we start by reviewing exactly where you’re at. This is about clarity — understanding the deal you’ve been offered, what it really includes, and how it stacks up.

Review Your Sales Pack

  • Go through your builder estimate and preliminary drawings
  • Clarify what has already been included — and what hasn’t
  • Check what's provisional, promotional, or locked in
  • Set a clear baseline to compare against your upcoming tender

Uncover Gaps and Grey Areas

  • Identify missing items or vague allowances that may impact cost
  • Discuss any unclear or concerning parts of the documents
  • Highlight inconsistencies between plans and pricing
  • Surface red flags before they show up in contract form

Understand Your Concerns

  • What still feels uncertain or unresolved?
  • Any pressure you’ve felt to rush decisions?
  • Where are you worried the process might go off track?
  • What does peace of mind look like for you right now?

By the end of this session, you’ll know exactly what you’ve agreed to — and have a clear point of comparison ready for when the tender lands. No more grey zones. Just clarity, control, and a plan forward.

Step 2:
Finalise the Tender

At this stage, most builders are looking to lock in your structural decisions — ceiling heights, façade, layout, windows and more. But finalising a tender isn’t just picking features. It’s about making sure every detail — across your plans, site layout, and inclusions — actually aligns with what you expect to build.

Site Plan & Earthworks

  • Review how the builder has positioned your home on the block
  • Assess cut and fill decisions — are they what’s easiest or what’s best?
  • Check how much your home is sitting above or below natural ground level
  • Raise any concerns about drainage, retaining walls, or future landscaping

Plans & Structure

  • Cross-check floor plan with estimate and upgrade selections
  • Confirm ceiling heights, façade, window and door sizes
  • Check internal layout, elevations, and dimensions for consistency
  • Spot errors or missing items before contract documents are issued

Pricing & Prelims

  • Ensure every item in the sales estimate has carried into the tender
  • Clarify allowances, PC sums, and any provisional items
  • Spot double-ups, vague inclusions, or unexpected omissions
  • Create a clean foundation for the upcoming contract

A well-reviewed tender gives you control before things are locked in. We make sure it’s a true reflection of your build — not a best guess or rushed draft.

Step 3:
Colour & Electrical

These two appointments shape how your home looks — and how it works. But they’re often rushed, under-supported, and focused more on upsells than actual needs. We're here to change that.

Selections with Confidence

  • Start with a clear mood board to guide your style direction.
  • Understand the pros and cons of each finish — not just what’s trending.
  • Balance longevity, lifestyle, and visual impact.
  • Know what’s critical to lock in now — and what can easily wait.

Electricals for Now and Later

  • Lighting is more than downlights — use layers to set mood and highlight features.
  • Map out how your home works room by room — not just what’s on the plan.
  • Prepare for smart tech and security systems, even if you’re not installing them yet.
  • Plan your layout around real furniture placement — switches, power, and data should serve your lifestyle.

Heating and Cooling That Works

  • Know the difference between split, ducted, evaporative, VRV, and reverse cycle systems.
  • Understand how zoning impacts cost, efficiency, and comfort.
  • Think about outlet and return placement — airflow matters.
  • Weigh up installing now versus pre-wiring for future flexibility.

These decisions stick with your build long after the paperwork ends. We help you approach each one with clarity, context, and confidence.

Step 4:
Review the Contract

This is the legal version of everything you’ve agreed to — and it’s critical to get it right. We help make sure nothing’s missed, misunderstood, or rushed.

Finance Preparation

  • Make sure your tender and contract align with your lender’s requirements.
  • Understand how PC sums, allowances, and variations affect final approval.
  • Check timeframes — when is finance due, and do you need extensions?
  • Flag anything that might cause valuation or loan issues down the line.

Understand What You're Signing

  • Translate key clauses and builder legalese into plain English.
  • Cross-check that everything matches the signed-off tender and selections.
  • Flag common traps: time extensions, rise and fall, provisional sums, etc.
  • Understand your rights, responsibilities, and what’s enforceable.

Final Review & Decision

  • Make sure you're comfortable — not just contractually, but mentally and financially.
  • Confirm build timelines, inclusions, and variations all match expectations.
  • If something feels off, don’t sign — we’ll raise it with the builder for resolution.
  • Signing a contract should be the final tick, not a leap of faith.

Guardian Tip: If you'd like an extra layer of assurance, I can connect you with a qualified legal professional to review your contract. It's completely optional but often worthwhile for peace of mind.

Step 5:
Get Ready to Build

With contract signed and documentation underway, the focus now shifts to getting set for site start. That means knowing the key people, locking in your checks, and staying in control from day one.

Know Your Building Surveyor

  • This is the person who will issue your building permit and sign off key stages of your build.
  • You’ll be asked to authorise them — make sure you know who they are and how to reach them.
  • I help you document their details and clarify what they’re responsible for.
  • If you want a truly independent surveyor, I can help you explore that option.

Meet Your Building Team

  • Your build will be managed by more than one person — know who’s doing what from the start.
  • The supervisor manages your site. The coordinator or administrator manages your file and communications.
  • Some builders assign a construction assistant to help field day-to-day questions and status updates.
  • I’ll equip you with the right questions to ask each role — and help you set expectations early.

Set Up Independent Inspections

  • Book third-party quality checks at slab, frame, lockup, and pre-handover — not just the final walkthrough.
  • You don’t have to use the builder’s “recommended” inspector — you can choose your own.
  • I’ll help you align the timing of inspections with your construction schedule.
  • These reports protect your investment — and your peace of mind.

With the right people locked in, your checks booked, and your questions answered — you’re not just building a home. You’re building it on your terms.

Pitfalls We Help You Avoid.

You don’t need to learn the hard way. During the pre-construction phase, we help you avoid costly oversights, rushed decisions, and gaps in communication that lead to major issues down the track.

Poor Cut & Fill

Bad Communication

Rushed Selections

Electrical Mistakes

Drawing Mistakes

Undocumented Variations

Missed Inclusions

Contract Confusion

Builder Pressure

Timeline Blowouts

Which Project Guardian Option is Right for You?

Your Questions, Answered

What if I’ve already locked things in — like colours or the contract?

That’s no problem. We regularly help clients who join partway through.

Whether your colours are selected or your contract is signed, we’ll review what’s been locked in and tailor support from there.

Keep in mind — once contracts are signed, changes are at the builder’s discretion.

Volume builders tend to be stricter, while custom builders may allow flexibility if your contract supports it.

In these cases, a contract review is a great first step to understand what’s possible. Then we can recommend the right next move — even if that’s a single service.

Will my builder let me make changes after I’ve signed?

It depends on your builder and your contract.

Volume builders often lock everything in once documents are signed — especially if materials have been ordered or pricing is fixed.

Custom builders may allow changes, but only if your contract gives you that flexibility.

This is why a contract review is so important — it helps you understand what’s still possible and what’s now out of your hands.

What’s the biggest risk if I go it alone during this stage?

Missing key contract terms, misreading selections, and assuming your builder has captured everything.

This is where mistakes hide in plain sight — and where your leverage disappears quickly.

We protect you from signing things you don’t fully understand.

Is this service better for volume or custom builders?

Both — but the support looks a little different.

With volume builders, we help you cut through rigid processes and upsells.
With custom builders, we check every detail and help guide decision overload.

Either way, you get a clear plan, less stress, and fewer surprises.

What if my builder doesn’t allow changes?

If your builder pushes back on changes, we’ll contact them on your behalf and try to negotiate a practical solution.

Often it’s less about refusing outright, and more about how the request is framed.

Builders — especially volume ones — are sensitive to admin workload and variation management.

With nearly 20 years in the industry, I know how to structure things in a way that makes it easier for them to say yes — not harder.

Can you help even if my builder is slow or unresponsive?

Yes — and you’re not alone.

We help escalate where needed, clarify next steps, and make sure your timeline isn’t being derailed quietly.

Having us in your corner keeps pressure where it belongs — on your builder, not on you.

Already Have a Tender or Contract?

Need a professional review before you sign?

Discovery Guardian is perfect for clients who are still comparing builders — but if you’ve already received a tender or contract and want expert guidance, we’re here to help:

Explore our tender and contract review service

Still have questions?

Get in touch — whether it’s a quick question or something you want us to review, we’re here to help.

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