Clarity at Every Step

Both routes work. Engaging one practice removes the handover between design and construction, which is where cost surprises and design compromises most often appear. MILEHAM offers design only, build only, or the full design and build – you choose how you engage.

Architects generally charge in one of three ways: a percentage of the construction cost, a fixed fee for a defined scope, or an hourly rate. MILEHAM works to a fixed price design proposal, issued after we have visited your site and understood the scope, so your design fee is known before you commit to it. The first consultation is free and includes an initial build cost estimate.

Yes. MILEHAM holds both an architectural registration (NSW ARB 10030) and a builder’s licence (NSW Licensed Contractor 272736C), covering Class 1 and Class 2 projects. You can engage MILEHAM for design only, build only, or the full design and build. The same team carries the project from first sketch to completion, so there is no handover between a separate architect and builder. Read more about MILEHAM’s Process.

A major home renovation in Sydney (extension, addition, major internal overhaul) takes about a year and a half to two years from the first design meeting to handover – roughly 10-15 months of design, approval and construction documentation, then 6-9 months of construction onsite.

A knockdown rebuild or a new home build on vacant land runs 2-3 years.

The range is broad because the approval pathway, site conditions and complexity of your scope all define the required time to implement.

Your construction programme with MILEHAM is issued with your fixed price quote, and we guarantee your completion date: if your build runs over, we compensate you for every day your home is delayed.

Read more here on how long a home renovation takes.

Not always. A like-for-like renovation inside the existing footprint may only need a draftsperson and a builder. An architect earns the fee when a project changes the structure, the roofline, the footprint or the way the home is used, when the site is constrained, or when the approval pathway is not obvious.

In NSW, “architect” is a protected title: it requires registration with the NSW Architects Registration Board, an accredited degree, supervised practice and professional indemnity insurance. “Draftsperson” carries no equivalent statutory accountability. Read more about the difference between an architect and a draftsman.

Check five things.

1. That the practice is registered with the NSW Architects Registration Board and carries professional indemnity insurance.
2. That the practice documents to construction stage, not just to approval, because the gap between the two is where cost blows out.
3. How it estimates cost, and how often that estimate is updated as the design develops.
4. Whether it has worked through your council’s controls or your likely approval pathway before.
5. Who you will actually be dealing with week to week. Ask for the registration number and check it – it takes a minute and very few people do it.

A custom designed knockdown rebuild in Sydney takes 2-3 years end to end: 10-15 months of design, approval and documentation, then around a year and a half onsite. Complexity of design, the approval pathway, excavation, variations and inclement weather are the largest variables which influence timelines.

Read more here on how long a home renovation takes.

Most people picture only the months onsite, but on a major renovation the design, approval and documentation ahead of construction is the longer half – and third parties control much of it, including your council or private certifier, surveyors, arborists, structural engineers, thermal performance assessors and stormwater consultants, each with their own queue.

Changes to the brief after concept design is approved are the other common cause, because moving one room also moves wall locations, structural engineering, roof design and external work.

Yes. A Complying Development Certificate (CDC) is assessed by a private certifier, usually in around 2 weeks, and is available when a project meets every pre-set planning rule.

A Development Application (DA) is assessed by your local council on merit, takes at least 3 months, and allows designs a CDC cannot. Heritage projects add about a month to this.

Read more about the difference between a DA and a CDC.

Once an application is lodged, the assessment period is controlled by your private certifier on a CDC, or by the council planner assessing your application on a DA. An architect can prepare a complete submission and respond quickly to anything raised, but cannot shorten the assessment itself. A request for further information pauses the clock until it is answered, and neighbour notification periods, referrals to external authorities and the council’s own queue all add time.

Most projects that change the footprint, the structure or the roofline need one, and it is worth arranging at the very start. A survey adds roughly two weeks to the detailed project brief stage. While you can order one before you engage an architect, it’s worth having your architect work with the surveyor to get the exact information they need to address your design vision. Ordering it late is among the most common avoidable delays, because the design cannot commit to anything until the site has been documented.

Yes. MILEHAM is a Registered Architect with the NSW Architects Registration Board (ARB) (Nominated Architect James Pilcher NSW ARB No.10030), and A+ Member of the Australian Institute of Architects (AIA). 

MILEHAM also holds NSW Licensed Contractor Licence No. 272736C. The practice is a multi-award winning Member of the Master Builders Association (MBA) of NSW and a Member of the Association of Professional Builders. Combined with our Architect Registration, this combination gives our clients full-scope accountability and legal protection from design through to construction.

MILEHAM is registered and licensed for architecture and construction across Class 1 and Class 2 residential buildings. Class 1 covers standalone houses including extensions, additions, and knockdown rebuilds. Class 2 covers multi-residential buildings such as dual occupancies and apartments of up to three storeys.

In NSW, an Architect is a university-qualified professional who holds formal registration with the NSW Architects Registration Board (ARB). Registration requires meeting strict education, ongoing professional development (CPD), experience, and examination standards – and carries legal accountability under the Architects Act 2003. Only registered architects may use the title ‘Architect’.

A Building Designer or Draftsman is not ARB-registered and operates under a different (and more limited) regulatory framework. They may produce design drawings, but they are not legally accountable in the same way, and are not required to carry the same professional obligations, insurance requirements, or consumer protections.

When comparing proposals, it is worth asking whether the person quoting your project is a registered Architect – and what is explicitly excluded from their scope. Many design-only proposals do not include approvals management, consultant coordination, or construction documentation unless specifically listed.

MILEHAM’s Principal is an ARB-registered Architect and a Licensed Builder – a combination that gives clients full-scope accountability from design through to construction.

Read more about the difference between an Architect, Building Designer and Draftsman here.

MILEHAM’s design service is an end-to-end offering covering architecture and interior design, and everything you need to get from first brief to construction-ready, all under a fixed design fee.

Our service covers five stages:

1. Detailed Project Brief
2. Concept Design
3. Design Development
4. Planning Submission (DA or CDC)
5. Construction Documentation and Construction Certificate

Included in our fixed design fee:

• All five design stages above
• Interior design (hard finishes – joinery, benchtops, fixtures, fittings, flooring, etc.)
• Submission and management of your DA or CDC
• Coordination of external specialist consultants required for submission
• The Construction Certificate application
• Construction cost estimates produced and updated throughout the design process.

Not included in our fee: external consultant fees (surveyor, engineer, etc.) and Council or Private Certifier submission fees. These fees are quoted and invoiced directly to you by the relevant parties.

No. Interior design at MILEHAM is offered as part of our comprehensive architectural design service – not as a standalone offering. This is a deliberate choice. When architecture and interior design are developed together by the same team, the result is a more cohesive home. Spatial decisions and interior decisions inform each other from the outset, rather than being resolved separately.

MILEHAM charges a fixed price for our architecture and interior design service, based on the scope of works and level of design complexity required for your project.

Our fee includes all five stages of the design process (see FAQ above – ‘What does MILEHAM’s design service include?’). It does not include external specialist consultant fees (e.g. arborist, stormwater engineer) or planning submission fees (Council or Private Certifier) – these are quoted and invoiced directly to you by those relevant parties.

The timeline from signed design proposal to construction-ready documentation is longer than most people expect, however varies depending on whether you are doing a DA or a CDC. Allow roughly 10-12 months from signed design proposal to construction-ready documentation if your project suits a Complying Development Certificate (CDC), or 13-15 months if it goes to council as a Development Application (DA).

A general guide is outlined below, though timings can vary depending on your project scope and the timeframes advised by council, your private certifier, or specialist consultants:

Detailed Project Brief: 2 weeks – add 2 weeks if your site survey still needs to be completed
Concept Design: 12-16 weeks
Design Development: 12 weeks
Planning Submission: 8 weeks to prepare and lodge, plus assessment – council at least 3 months, certifier around 2 weeks. Heritage projects add about a month.
Construction Documentation and Construction Certificate: 8 weeks

We keep clients informed at each stage so there are no surprises. Read more about the architecture planning process and how long architectural designs take to complete.

This is one of the most important things MILEHAM does differently.

Most architects design a beautiful home and only then – once plans are approved – does a builder provide a quote. At that point, if the number is higher than expected, the client faces a difficult choice: redesign, compromise, or proceed over budget.

At MILEHAM, construction costs are estimated and updated throughout the design process by our construction team. This means every design decision is made with a clear-eyed view of what it will cost to build. By the time plans are submitted for approval, you already have a realistic picture of your build cost – so there are no post-approval surprises.

This live cost framework is a direct benefit of holding both architectural registration and a builder’s licence in the same practice.

When seeking approval for your design for a new home build or major renovation, extension or addition, there are two approval pathways available to you:

1. A Development Application (DA) is submitted to your local council for merit-based assessment. This approval pathway takes longer (assessment timelines vary council by council, however generally you should allow at least 3 months for your plans to be with council, 4 months if you have a heritage project). DAs are required for projects where council discretion is needed, or where specific zoning rules or design directions mean that a CDC approval pathway is not possible. 
2. A Complying Development Certificate (CDC) is a faster approval pathway (generally around 2 weeks for assessment) assessed by a private certifier rather than council. CDCs are available for projects that comply with the Complying Development Code – a set of pre-determined standards around height, setbacks, floor area, and other controls.

MILEHAM prepares designs for both DA and CDC submission. MILEHAM will advise you during the early stages of your design on the most appropriate pathway for your project. Read more about the difference between a DA and a CDC.

Yes. MILEHAM manages the full planning submission on your behalf, including preparing and lodging your plans with Council (DA) or Private Certifier (CDC), coordinating specialist consultants required for submission, and managing any subsequent requests for additional information.

This service is included in our design fee proposal as Stage 4. You do not need to manage the submission process yourself.

Specialist Consultants are professionals engaged separately to provide expert reports, approvals, or documentation required as part of a home renovation or new build. The consultants required for your project will depend on its scope, your site, and the requirements of your Council or Private Certifier.

Common consultants include: site surveyor, structural engineer, hydraulic or stormwater engineer, geotechnical engineer, town planner, heritage consultant, arborist, bushfire consultant, and Private Certifier.

MILEHAM advises clients on which consultants are likely required and coordinates their involvement throughout the process. Upon request, we can provide you a list of personally vetted and preferred specialist consultants.

Architects generally charge in one of three ways: a percentage of the construction cost, a fixed fee for a defined scope, or an hourly rate. MILEHAM works to a fixed price design proposal, issued after we have visited your site and understood the scope, so your design fee is known before you commit to it. The first consultation is free and includes an initial build cost estimate.

More than a square metre rate can tell you, and we would not ask you to compare architects or builders on that basis. Price per square metre is a project (volume) home metric. It assumes a standardised plan, standard finishes and a flat, unconstrained block.

On a custom build, cost is driven by design complexity, material and finish selections, site conditions such as slope, access, soil and bushfire rating, the proportion of kitchen, bathroom and external wall in the plan, and how much skilled labour the detailing demands.

MILEHAM prices the actual work instead: a preliminary cost estimate is provided early in the design process, updated at every stage of design development, and a detailed fixed price quote is prepared before your designs go to DA or CDC for approval. Your first consultation is free and includes an initial build cost estimate. Read more about why price per square meter is not a good rule of thumb.

The following are indicative costs only and may not all be required for your project. MILEHAM will advise which consultants are likely needed:

• Town Planner: c.$2,000
• Heritage Advisory Consultant: c.$5,000
• Site Surveyor: c.$2,500
• Stormwater / Hydraulic Engineer: c.$3,000 – $5,000
• Structural Engineer: c.$3,000 – $5,000
• Geotechnical Engineer: c.$1,000 – $1,500
• Arborist: c.$1,500 – $2,000
• Bushfire Consultant: c.$750 – $1,500
• Private Certifier: c.$3,000 – $5,000

Note: MILEHAM prepares build cost estimates as part of our design process – which typically means our clients do not need to separately engage a Quantity Surveyor.

Read more about how to properly budget for your home renovation here.

Budget up to $4,000 to cover submission of plans to council (DA) or a private certifier (CDC).

You should also allow approximately $10,000 for authority charges, a refundable security bond, and a Long Service Levy. The specifics of these charges will be detailed in the consent letter issued by council or your private certifier following approval, and invoiced by the relevant third party.

Read more about how to set a realistic home renovation budget.

To obtain a Construction Certificate, budget for the following:

• Approximately 1% of your build cost estimate for the Council Development Contribution (not all councils require this, and fees may vary within the same council area).
• A $2,500 – $3,000 security bond to cover potential damage to public assets during construction. This bond is refunded upon completion, pending any claims.
• A Long Service Levy of 0.25% of the build cost estimate, applicable when the estimate exceeds $250,000.

These charges will be detailed in your consent letter and invoiced by the relevant party.

Read more about how to properly budget for your home renovation here.

MILEHAM provides comprehensive fixed price contracts on all construction projects. This gives clients a clear, itemised cost before construction begins, with no ambiguity about what is and is not included.

Build quotes are valid for 30 days. Once accepted and a deposit is paid, construction commences within three months.

Read more about the difference between fixed price (lump sum) and cost plus contracts.

A build estimate is a high-level figure based on your project goals. It’s useful early in the process to confirm whether what you want is broadly within your budget. Estimates require no detailed planning and are provided at no cost.

A build quote is a comprehensive, itemised document – typically 25–40 pages – specifying every inclusion, material quantity, and labour requirement for your project. A thorough quote takes a builder up to 40 hours to prepare and involves obtaining sub-contractor pricing and availability for every trade.

When reviewing a build quote, check how many Provisional Sums and Prime Cost items it contains. A well-prepared quote from an experienced builder will have very few of either – meaning the pricing is confirmed rather than estimated. Quotes with a high number of Provisional Sums carry greater risk of cost overruns.

Read more about the difference between a build estimate and a build quote here.

A Provisional Sum is a rate or allowance included in a build quote when a final price cannot yet be confirmed – either because selections have not been made (for example, the flooring timber has not yet been chosen by the client) or because the cost cannot be known until construction begins (for example, the extent of rock excavation required or the presence of asbestos).

Provisional Sums are estimates within your quote, which means they may increase or decrease once the final cost is established.

A note worth knowing: Always check how many Provisional Sums appear in your quote. It should be a low number. A diligent, experienced builder will minimise the number of Provisional Sums by doing the work to confirm prices upfront. A quote filled with Provisional Sums carries greater risk, and some builders use artificially low Provisional Sum allowances to make their overall quote appear more competitive than it is.

A Prime Cost item is an allowance in a build quote for a specific fixture or fitting – such as an appliance, sink, or tapware – where the final selection (i.e. brand, finish, style, etc.) has not yet been confirmed by the client. The allowance covers supply only. Any labour associated with installation of the item should be quoted separately as a Provisional Sum.

Like Provisional Sums, Prime Cost items can result in cost adjustments once a final selection is made. To minimise budget exposure, it is advisable to confirm as many of your fixture and fitting selections before signing a build contract.

Out of Ground costs are the additional costs associated with preparing a site before construction begins. They are often overlooked when setting an initial budget.

Common Out of Ground costs include:

• Service connections (water, sewer, electricity, gas)
• Site demolition and clearance (trees, roots, rock excavation)
• Ground levelling, cutting and filling, and retaining walls
• Site preliminaries (protective fencing, signage, toilet access)
• Stormwater management (onsite detention tanks)
• Sydney Water asset management (including sewer encasement)
• Third-party consultant fees required for the build (hydraulic engineers, arborist reports)
• Soil conditions: difficult ground or unexpected finds such as asbestos in the soil can add cost and time

Check your build quote to see what has been provisioned for these items.

Read more about how to properly budget for your home renovation here.

A Variation documents any change to the original, signed build contract – including the cost of the change and any associated labour, materials, and administration required to execute it. All variations must be formally agreed by all parties before the changed work can proceed.

Variations arise for two main reasons:

1. Client-requested change: The most common form, where a client changes a decision after the contract is signed or work in that area is complete.
2. Unforeseen circumstances: Common in major renovations, where demolition reveals conditions that could not have been known at the time of quoting – such as asbestos concealed inside walls or unexpected structural issues.

Each variation typically also carries an Extension of Time (EOT).

An Extension of Time is the number of additional days added to your build contract’s completion date as a result of a client-requested variation, inclement weather, or other circumstances outside the builder’s control. EOTs extend the contract completion date rather than affecting the contract price.

A Rock Clause is a standard provision found in most fixed price building contracts. It protects the builder and clarifies costs for the client, in the event that rock is encountered during excavation that could not have been identified at the time of quoting. If rock is struck, the additional cost of removal is treated separately to the original contract price.

We accept bank transfer.

A custom home builder constructs a one-off, bespoke home built to your own architectural drawings, rather than selecting from a catalogue of standard floor plans (as provided by project or volume home builders). The build is priced, staged and detailed around your site and your specification. At MILEHAM, that also means the people building it can read the design intent behind the drawings, because we hold architectural registration and a builder’s licence in the same practice.

A custom designed knockdown rebuild in Sydney takes 2-3 years end to end: 10-15 months of design, approval and documentation, then around a year and a half onsite. Complexity of design, the approval pathway, excavation, variations and inclement weather are the largest variables which influence timelines.

Read more here on how long a home renovation takes.

A project (also called a volume) home builder delivers a pre-designed home from a fixed range, with limited variation and a price built on volume – which is why project homes can reasonably be compared on a price per square metre basis. Custom home builders in Sydney start from your site and your brief, so the floor plan, materials and detailing are resolved specifically for you. It is also why a square metre rate tells you very little about a custom build: two homes of identical floor area can differ enormously in cost depending on design complexity, material selections, site conditions and how much skilled labour the detailing demands. Read more about the difference between custom home and project home builders.

A major home renovation in Sydney (extension, addition, major internal overhaul) takes about a year and a half to two years from the first design meeting to handover – roughly 10-15 months of design, approval and construction documentation, then 6-9 months of construction onsite.

A knockdown rebuild or a new home build on vacant land runs 2-3 years.

The range is broad because the approval pathway, site conditions and complexity of your scope all define the required time to implement.

Your construction programme with MILEHAM is issued with your fixed price quote, and we guarantee your completion date: if your build runs over, we compensate you for every day your home is delayed.

Read more here on how long a home renovation takes.

Construction-ready documentation is not the same as construction starting. Between the two sit the review and signing of your building contract, the issuance of your home building compensation fund (HBCF) cover and site establishment.

MILEHAM guarantees the completion date. Your construction programme is issued with your fixed price quote, and if the build runs past the guaranteed date, MILEHAM compensates you for every day your home is delayed. The programme is set once the design is fully documented and the scope is fixed, which is why the guarantee attaches to the construction contract rather than to the design stage.

Construction runs in six stages:

1. Site clearing and foundation
2. Frame
3. Lock-up and weatherproofing
4. Rough-in and services
5. Fit-off
6. Practical completion.

If you have agreed staged payments with your builder, an upfront deposit is paid at the start, with approximately 15-20% of the overall construction cost due at the completion of each stage. At practical completion the site is cleaned, the final instalment is generally paid, and an Occupation Certificate is obtained through a registered private certifier.

Yes. MILEHAM holds NSW Licensed Contractor Licence No. 272736C. The practice is a multi-award winning Member of the Master Builders Association (MBA) of NSW and a Member of the Association of Professional Builders.

MILEHAM is also a Registered Architect with the NSW Architects Registration Board (ARB), and A+ Member of the Australian Institute of Architects (AIA). Combined with our Builders License, this combination gives our clients full-scope accountability and legal protection from design through to construction.

MILEHAM constructs Class 1 and Class 2 residential buildings across Sydney’s Northern Beaches, North Shore, and Eastern Suburbs.

Project types include:

• Extensions and additions
• Major internal renovations
• Knockdown rebuilds
• New builds on vacant blocks
• Multi-residential (Class 2) developments

We work with clients who have designed their project through us, as well as those bringing approved plans from another Architect.

Integrating old and new elements of a home is one of the most technically demanding aspects of residential construction, and one where the combination of architectural and construction expertise makes a tangible difference.

It requires a precise understanding of how existing structures behave, how to match or complement heritage materials and proportions, and how to ensure the new work reads as a considered whole rather than an addition bolted on.

This is an area where MILEHAM’s integrated design/build model is particularly valuable, because the architect and builder are thinking about both the design intent and the construction method simultaneously, from the very first sketch.

Yes. MILEHAM has a 100% flexible service model and will build from your approved DA or CDC plans, regardless of who designed them. Build only projects are a core part of our work. We provide a comprehensive fixed price for your approved drawings, flag anything unbuildable or under-documented before contracts are signed, and deliver the design as documented.

The NCC (National Construction Code) is the regulatory framework governing the design, construction, and performance of buildings across Australia. Volumes One and Two form the Building Code of Australia (BCA), which sets out specific requirements for residential design and construction.

You can read more about recent NCC changes and what they mean for your project, here.

A Construction Certificate must be obtained before construction begins. It is applied for after DA or CDC approval has been granted, and confirms that the construction plans and specifications are consistent with the approved plans, and that they comply with the Building Code of Australia (BCA).

MILEHAM applies for the Construction Certificate on behalf of all our clients. This service is included as part of our design fee.

An Occupation Certificate (OC) authorises the occupation and use of a newly built or significantly renovated home. It confirms that the completed building is consistent with the development consent and complies with relevant standards. An OC is issued at the end of the build, before the home is occupied.

The Home Building Compensation Fund (HBCF) (formerly known as Home Owners Warranty Insurance – HOWI) provides a financial safety net for homeowners in NSW if a builder fails to complete work or defective work is carried out.

By law, a builder must take out HBCF insurance on residential work valued over $20,000 before work commences or any deposit is taken.

HBCF covers:

• All major defects for six years after completion
• All other defects for two years after completion
• Loss arising from non-completion (claim must be made within 12 months of the failure to commence or cessation of work)

The total coverage limit is $340,000 per dwelling.

MILEHAM takes out HBCF for every residential construction project. The cost is included in our build quote. Once issued, we provide you with a copy of your Certificate of Insurance for your records.

MILEHAM design clients receive a no obligation fixed price build quote before their plans go to approval. This is so they do not pay lodgment fees for their design without knowing what it costs to build. MILEHAM’s approach is to price your design as it develops: an initial build cost estimate is first provided at your onsite consultation, and reviewed at every design stage after that. Once approved, the build quote is confirmed again at contract, because costs move between quoting and starting onsite (depending on how long the approval process takes).

For our build only clients, we issue a fixed price build quote based on your approved DA or CDC plans and their specifications.

You can read more about the difference between a fixed price (lump sum) and cost plus quote here.

Each MILEHAM project is led by an experienced project manager, supported by our trusted network of pre-qualified subcontractors. You will receive regular onsite walkthroughs at key stages of construction, giving you the opportunity to see progress firsthand, ask questions, and confirm the outcome is exactly as intended.

For clients who completed their design with us, the same team that designed your home remains involved throughout your construction, ensuring your project receives consistent and seamless management.

Read more about how we deliver our projects on time, on budget, to a high quality, here.

MILEHAM works with a trusted network of subcontractors and suppliers who have been thoroughly pre-qualified for their craft, reliability, and professionalism. We only work with trades who meet our exacting standards of professionalism, craftsmanship and respect.