What A Good Design and Build Proposal Should Include (so you don’t get ripped off)
A practical checklist for Adelaide homeowners planning a high-end renovation or new build, so you can compare quotes with confidence and avoid costly surprises.
What A Good Design-Build Proposal Should Include
If your proposal is more mystery novel than clear roadmap, you’re not ready to sign. Here’s the no‑vanilla renovation quote checklist for a design-build proposal that truly protects you.
When you’re about to spend six figures on a renovation or new build so it’s highly relevant to ask what should a design and build proposal include. A vague, one‑page quote is not “efficient”. It’s risky! A strong design and build proposal is your roadmap: it tells you what’s happening, who is responsible, and where your money is actually going.
As an Adelaide renovation designer, I have created a guide that walks you through the key elements every good renovation proposal should include, so you can compare quotes fairly and ask better questions before you commit.
I strongly recommend you read the sister blog post to this article which details why you hire a designer before a builder, and how to be in the driver’s seat of your own renovation project.
What a Strong Design–Build Proposal Really Does
A good design–build proposal isn’t just a pretty PDF; it’s a legally useful, line‑by‑line roadmap of what you’re getting, who’s doing it and what it costs. If you can’t tell what’s included, what’s excluded and how changes will be handled, you’re not holding a proposal – you’re holding a risk.
The Non‑Negotiable Essentials
1. A clear project description in plain English
The proposal should summarise your project scope in normal human language: which spaces, what kind of work (cosmetic, structural, extension), and the overall intent for the home. If you can’t read the first page and instantly hear your own brief reflected back at you, something’s already off.2. A detailed Scope of Works (not just “renovate kitchen”)
A real Scope of Works breaks the job into rooms and tasks with enough detail that another builder could price it and get essentially the same number. Watch for fluffy lines like “allow to complete kitchen works” – you want specifics: demolition, electrical, plumbing, cabinetry, benchtops, splashback, painting and clean‑up.3. Drawings and documentation that match the scope
Your proposal should reference actual drawings: floor plans, elevations and joinery details that match what the scope is describing. If the drawings are “to be confirmed” or missing key details, you’re relying on assumptions – and assumptions become variations later.4. A selections and finishes schedule (even if partial)
No, “PC sum for tapware” is not enough. A good proposal includes at least a draft selections schedule listing brands, models or realistic allowances for each major item. The more vague the finishes, the more room there is for “that was never included” conversations down the track.5. Transparent pricing – broken down, not blended
You should see a clear breakdown of costs by trade or area, not one fat lump sum that hides everything. Provisional Sums and Prime Cost items must be listed with realistic allowances, not bargain‑basement numbers designed to keep the headline price low.6. Explicit inclusions AND exclusions
Great proposals tell you what’s not included just as clearly as what is. Landscaping, appliances, window coverings, council fees and engineering are common “oh we never allowed for that” items – they should be spelled out either way.7. A realistic timeframe and sequencing
You’re not just buying materials and labour; you’re buying time. The proposal should outline expected start dates, duration, access requirements and key milestones. Beware of wildly optimistic timelines with no explanation of how trades will be scheduled – that’s renovation fantasy, not planning.8. A clear process for changes and variations
Variations are normal; chaos is optional. A serious proposal explains how changes are requested, priced, approved and documented before work proceeds. If the process is “we’ll just work it out as we go”, your budget is about to become a moving target.9. Payment schedule that matches progress
Your payment milestones should be tied to actual progress – not giant deposits or “trust me” installments. Each stage (design, documentation, pre‑construction, construction milestones) should have clear percentages and due dates so you’re never paying too far ahead of work completed.10. Who does what (and who’s responsible for what)
A solid proposal names your key contacts: designer, project lead, site supervisor, and how communication will work during the build. If you don’t know who’s making decisions on site, you have no way to protect your brief once the dust starts flying.
Red‑flag proposals you should walk away from otherwise you WILL be ripped off in your reno
One‑page “quotes” with no detailed scope or drawings.
Unbelievably cheap totals compared with others, with very light detail.
Lots of “TBC”, “to be advised later” or “we’ll sort that out on site” notes.
Resistance when you ask for more detail or time to review – urgency is their friend, not yours.
If your gut feels queasy and you can’t follow the numbers, that’s your sign to pause, not to sign.
How an interior designer makes the proposal better (not more expensive)
A properly briefed full-service interior designer changes the quality of the proposals you receive because builders are no longer guessing. With a designer‑led scope, documentation set and selections schedule, you get apples‑to‑apples proposals that are easier to compare, easier to negotiate and far less likely to bleed your budget dry.
You don’t need to memorise the entire building code; you just need to know what a good design and build proposal looks like – and refuse to accept anything less.
You don’t need to sit in the middle of a renovation bunfight, hoping the builder has “got it” and the designer will magically protect your budget.
This is exactly why this service exists – and why Don’t Get Ripped Off By Your Reno was written – to show renovators how to choose the right designer, ask better questions and run their project like a grown‑up, not a guinea pig.
As your designer, scope‑writer, selections nerd and owner advocate, the job is to translate your vision into a rock‑solid Scope of Works, make sure every finish and fitting is intentional, and then work in step with your build team so the proposal, the contract and the final result all tell the same story.
It’s not about being scared of builders; it’s about building the right team around a clear brief, realistic budget and fearless design. When those three line up – you, your designer and your builder – that’s when you get the rare kind of renovation: on‑purpose, on‑budget(ish), and utterly, gloriously un‑vanilla.
Book Your Design-Build Discovery Call
If your gut is already whispering “something doesn’t add up”, listen to it now – not halfway through demolition when the money’s gone and the options are grim.
You’re not “being difficult” by demanding a clear, detailed, grown‑up proposal; you’re being exactly the kind of client who finishes their renovation with money, sanity and style still intact.
So before you sign anything, pour a drink, pull out your design-build proposal and run it against this checklist for what should a building quote include. If it fails? You haven’t “lost” a builder – you’ve dodged a very expensive bullet and kept the power where it belongs: with you, in a home that feels bold, intentional and absolutely not vanilla.
Please contact Plush Design Interiors on 0421 043 505 or penelope@plushdesigninteriors.com.au to ensure you design first and THEN build.
FAQ : DESIGN-BUILD PROPOSALS THAT DON’T RIP YOU OFF
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A good design and build proposal clearly sets out your project scope, drawings, selections, detailed pricing, inclusions and exclusions, timeframe, variation process and payment schedule so you know exactly what is being built, what it costs and how changes will be handled before you sign anything.
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The Scope of Works should be specific enough that another builder could price the same project and land on a similar figure, breaking your renovation into rooms and tasks, referencing matching drawings and avoiding vague lines like “kitchen renovation” without any detail.
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Inclusions and exclusions are where most renovation misunderstandings start, so a strong proposal clearly lists what is covered and what is not, especially for items like appliances, landscaping, window coverings, council fees and engineering, so you are not relying on assumptions.
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Allowances like Prime Cost items and Provisional Sums should match the quality level you actually want, so if you are dreaming of stone benchtops and designer tapware but the allowances only cover budget options, you can expect the final cost to jump once real selections are made.
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Yes, your proposal should spell out exactly how variations are requested, documented, priced and approved, with every change given to you in writing (including cost and time implications) and signed off before work continues, rather than being vaguely “sorted out later”.
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An interior designer can sanity‑check that the proposal actually reflects your brief, that the drawings and selections are cohesive and buildable, and that the pricing and scope won’t trigger a parade of variations, often saving you thousands by catching gaps before you commit.
