frequently asked questions
concept service faqs
how is my design practice chosen?
your practice is matched to you, not assigned.
after your first consultation, we recommend the practice best suited to your brief, your site and the residence you have in mind, and show you their work.
you meet them before your concept begins, so you know who you'll be working with and can be sure of the fit.
what if i don't love my concept?
it's shaped with you, not presented to you at the end.
your concept begins with a detailed consultation on how you live, what you value, and the residences you're drawn to.
the architectural firm is matched to that brief, so the direction reflects your taste from the start.
when it's presented, one round of refinement is included, so anything that isn't quite right can be resolved.
and if, after that, the concept still isn't the residence you had in mind, we'll talk plainly about why, and what would change it.
can I take the concept elsewhere once it's complete?
the concept is yours to keep, as a complete reference for your site.
it can not be developed or built by another practice or builder.
every concept is protected by copyright, due to the depth of creative output, technical resolution and strategic planning that goes into it.
the design itself, and the structured process that enables us to deliver cost certainty and buildability, are both part of what makes the work non-transferable.
we've invested significant time and expertise in developing a process that allows us to guarantee price alignment, something rarely possible in the traditional process.
this only works because we take responsibility for both design and construction.
this protects you as much as it protects us. it's what ensures your concept is not only beautiful, but buildable, within budget, and delivered as drawn.
there's no obligation to proceed, and your concept remains valid until you're ready.
what happens after my concept is complete, and what does it cost?
if you choose to move forward once your concept is presented, the next stage is design resolution.
it's work every architectural project requires, no matter who delivers it:
your concept taken to complete construction drawings, ready for building permit and construction.
architectural drawings, interiors, landscape, engineering, every required consultant report and the management of your permit approvals are included in one fee.
do I have to proceed beyond the concept service?
no. there is no obligation to proceed beyond the concept service.
we'll present a concept tailored to your requirements, preferences and budget, showing what's possible for your specific site.
from there, the decision is yours: move into design resolution, pause until the timing is right, or go no further.
whichever you choose, the clarity stays with you: on your site, your budget and what's possible.
do I need to be ready to build immediately after the concept phase?
no. you can pause after your concept until the timing is right.
many clients use the concept service to gain clarity well ahead of building.
you might be waiting on finance, the sale of a current home, or personal timing. that's expected.
your concept is held on file with us until you're ready.
when you are, we review the costing against current pricing and any changes to planning controls, so your concept is confirmed against your budget before you proceed.
with a little notice, we can typically begin design resolution on your preferred timeline.
do i need a clear budget before starting?
yes. your budget is the starting point of your concept, not a figure checked at the end.
it shapes the first decisions: the scale of the residence, how it sits on your site, the structure and build method, and the level of material and finish.
each is costed as it's resolved, so your concept arrives already aligned to the number you've set.
this is why a range doesn't work.
a concept shaped to $2 million and one shaped to $3 million are different residences, not one design at two prices.
there's flexibility to adjust the figure slightly up or down as the process evolves, but a defined number allows your concept to be guided with precision from the start.
the most useful figure is the one you're comfortable investing, not the most you could stretch to.
it's also what makes the guarantee possible.
every decision in your concept is measured against it.
read more: what it costs to build a custom home in melbourne ↗
what do i receive once the concept service is complete?
clarity.
an answer to the question every residence begins with:
can we build something we love, on this site, within our budget?
six weeks after your first consultation, your concept is presented to you in full.
you see your future residence in photorealistic detail, set on your site, before any commitment is made.
behind the visuals sits the complete concept:
an analysis of your site's setbacks, overlays, topography, orientation and access; planning insight; a tailored floor plan and landscape design; and a concept costed against live pricing, guaranteed buildable within the budget you've set.
you also receive the full concept documentation, a record of your concept and what's possible for your site.
it's the foundation for everything that follows, whenever you're ready.
how can you guarantee a concept is buildable within my budget?
because the people costing your concept are the people who will build it.
it took years of iteration, trial and lived experience across both design and construction to develop a process that could offer this level of certainty.
your concept isn't a sketch.
it's a tailored architectural concept accompanied by a detailed assessment of project viability.
it draws on decades of firsthand building experience, direct input from our design, engineering and construction consultants, and pricing from our current projects and trades rather than estimates.
every decision made during the concept phase, from scale, to form, to build method, is costed as it's resolved, against live pricing.
by the time your concept is complete, it's more than a design.
it's a proposed residence we can confidently deliver, tailored to your site and the budget you've set, covering everything that can be known at concept stage.
that's how we can offer the guarantee: design and construction are resolved together, from the first decision.
why should I invest in a concept when I don't know if we'll proceed?
because it's the only way to know, with confidence, whether you should proceed.
the concept service exists to give you absolute clarity before you commit to a full design or construction process.
it's a measured first step that answers the most important question:
can we build something we love, within our budget, on this site?
in the traditional sequence, most of the design investment is made before anyone can confirm the project is viable.
we think that's backwards.
our process gives you a complete concept, aligned to your budget and shaped by real construction insight, before you invest further.
no guesswork, and no surprises.
and if you don't move forward?
you've still gained clarity on design potential, site constraints and financial feasibility, before committing to anything larger.
that clarity is what you're investing in.
what if i invest in a concept and can't afford to build it?
this is the problem the concept service is designed to solve.
your concept is shaped to the budget you've set from the first decision, and guaranteed buildable within it.
it can't arrive as a residence beyond your means, because it's never developed beyond your number.
most design processes arrive at a cost at the end.
yours begins with one.
and if your brief and your budget aren't aligned, we'll tell you when you apply, before you invest anything.
this way, your concept isn't a gamble.
it's a protected step towards a residence that can be built.
commissioning a residence faqs
what happens after handover?
we stay with your residence well beyond the day you move in.
at handover, you receive a complete house dossier:
every finish, fitting, system and warranty for your residence, with guidance on caring for each.
in the months after, a new home settles as it moves through its first seasons. we return at 6 months to review your residence with you, and attend to anything that needs adjusting.
beyond that, you have a direct line to us.
if anything needs attention in the years that follow, you can always reach us.
we stand behind every residence we build, and beneath it all, every residence carries the statutory warranties of victorian domestic building work.
and if you'd like your residence cared for on an ongoing basis, our property maintenance service keeps it as considered as the day you received it.
what does design resolution include?
design resolution takes your approved concept to complete construction drawings, ready for building permit and construction.
it brings together every discipline and consultant your residence requires.
the design.
your matched practice develops the architecture and interiors in full, alongside landscape design.
the engineering and site reports.
structural and civil engineering, geotechnical investigation, land survey, arborist assessment, energy rating and services design.
the construction drawings.
structure, layout, materials, junctions, cabinetry, lighting, technology and landscape, documented to the millimetre.
the approvals.
we manage every consultant, and prepare and lodge your planning and building permit applications through to approval.
the details.
the fee typically reflects 8% to 10% of the total construction cost, depending on the scale and complexity of the project and the practice matched to your brief.
it reflects how the stage is run.
your design practice and consultants work from one coordinated brief, managed by us, so no time is lost relaying information between parties.
our relationships with engineers, surveyors and specialist consultants are established.
they know our methods and our standards, which shortens briefing and reduces turnaround times.
and because cost is tested as the design develops, there is no risk that the final design won't be achievable within your defined budget.
the efficiency sits in the coordination between all of these disciplines.
council, permit and utility connection fees are set by those authorities and paid by you directly to them.
a tailored proposal for design resolution is provided once your concept is complete and the full scope is understood.
who will my construction contract be with?
your construction contract is held by opus formed, or by kostas constructions, an established melbourne building firm with four decades of residential work, and the builder through which our directors delivered many of their earlier residences.
the scale, timing and insurance requirements of your project determine which it will be.
you'll know from your design resolution proposal, well before you sign.
both are registered domestic builders (unlimited): opus formed pty ltd, cdb-u 101879, and kostas constructions pty ltd, cdb-u 50486.
regardless of the contracting entity, your experience is identical.
opus formed remains your single point of contact, and opus directors stevie and andrew personally oversee every residence, ensuring continuity from concept to handover.
will my design be unique to me and only me?
yes. your residence is designed for your site, your brief and the way you live, by a practice matched to you.
it isn't adapted from an existing plan, and it isn't repeated for another client.
what carries from one opus residence to the next is the standard, not the design.
a number of defining opus principles are brought to every brief.
underlying decisions that impact the way the residence is experienced, rather than how it appears.
they're implemented by the architectural practice with your input, and they guide the design.
no two opus residences look alike.
every residence is tailored specifically to each individual client, yet delivered to the same standard.
are there any costs beyond my construction budget?
your construction budget covers everything required to deliver a complete residence at handover.
a small number of costs sit alongside it, and each is set out for you before you commit to it.
design resolution, typically 8% to 10% of the total construction cost depending on the scale and complexity of the project.
it includes everything between your concept and construction:
your architectural drawings, interiors, landscape, engineering, every consultant report and managing of all permit applications.
council, permit and utility connection fees are set by those authorities and paid by you directly to them.
we prepare and lodge the applications on your behalf.
any change you choose to make to scope or selections is priced and agreed with you before work proceeds.
additional services, such as furniture curation and ongoing property maintenance, are optional and quoted only if you engage them.
beyond these, the only costs that can arise are conditions that can't be known until works begin, such as contaminated soil or concealed asbestos.
site analysis investigates these as early as possible, and if one is found, it's raised with you plainly, with its cost and your options, before anything proceeds.
what does the full process look like, from concept to handover?
five stages, carried by one team and overseen personally by our directors, stevie and andrew.
concept.
six weeks from your first consultation to a complete concept for your site, costed and guaranteed buildable within your budget.
design resolution.
your architectural drawings, interiors, landscape and every consultant take your concept to complete construction drawings, with cost tested as each decision is made.
we prepare and lodge your planning and building permit applications within the same stage.
if a planning permit is likely to be required, you'll know at concept stage.
construction.
begins within two weeks of building approval.
the team on site has known your residence since concept, so no time is spent learning the drawings.
we meet with you on site fortnightly, and a digital portal keeps you updated when you're away.
handover.
systems commissioned, surfaces finished, gardens settled. your keys come with an induction walkthrough and a complete house dossier, and we remain available beyond move-in for anything you may need.
effective orchestration of the above stages results in time and cost efficiencies that would not otherwise be possible.
how is my construction price set, and will it change?
your construction price is built up from the first decision, not estimated at the end.
your concept is guaranteed buildable within your budget. through design resolution, every decision is costed as it's resolved, so the budget is tested continuously rather than checked once.
by the time construction drawings are complete, materials, junctions, cabinetry, lighting and technology are specified to the millimetre.
your price is then set in a fixed-price construction contract.
it holds because it was never handed from one party to another.
the team who priced your residence is the team who builds it.
after signing, the price moves only if you choose to change the scope or selections.
any change is priced and agreed with you before work proceeds.
how is this different to engaging a design practice and builder separately?
the difference is in who holds the whole project.
engaged separately, a design practice and a builder each hold their own part.
the design is resolved first, the price follows, and you sit between the two, hoping they meet.
with us, design and construction are held together from the first decision.
your residence is designed by a practice matched to your brief, and costed by the team who will build it, as each decision is made.
every consultant, from engineering to interiors and landscape, works from one coordinated brief, managed by us.
you have one point of contact, and one party responsible for the outcome.
the coordination is ours:
briefs, drawings, approvals and pricing, reconciled across every consultant and trade for the life of the project.
what's left to you is the part a home is remembered for.
the decisions that shape how you'll live in it.
if you've already engaged a design practice, we also build resolved designs through appointed delivery.
appointed delivery faqs
do you build residences already designed by an architectural firm?
yes. alongside the residences that begin with our concept service, we build designs brought to us by architects and design practices, and by their clients.
we can price from your completed documentation, or join earlier, while your design is being resolved, to test buildability and cost as decisions are made.
either way, your design is delivered as drawn, and the practice remains its author, credited on the residence.
construction is held by opus formed or our building partner, kostas constructions, both registered domestic builders (unlimited), and personally overseen by our directors, stevie and andrew.
what kind of projects suit appointed delivery?
difficult sites, complex structures and ambitious interiors, and the quieter houses that ask the same care.
we take on a small number of appointed builds each year, alongside our commissions.
when should we involve you?
as early as you like.
we're available during design, as a resource to architects and clients, with recommendations on method, sequence, cost and buildability while decisions are still open.
the earlier the conversation, the more it returns.
how is an appointed build priced?
in one of two ways, depending on when we join.
joining during design.
our preferred way to work. we're engaged as the builder while the design is still taking shape, and the price is built up alongside it: method, sequence and cost tested with the practice as decisions are made, then fixed in your building contract once the documentation is complete.
nothing is priced for the first time at the end, so there's no redesign to meet a number, and no tender period between drawings and site.
pricing complete documentation.
where the drawings are finished and the project is going to tender, we're glad to be considered, and price it carefully and in full.
either way, the design is built as drawn.
how is the design protected once it's priced?
the design is built as drawn.
nothing is substituted, simplified or omitted without the agreement of the client and the architect.
if a price comes in above budget, we don't alter the design to meet it.
we show where the cost sits and what options exist, and the practice and client decide together which, if any, to take.
where an alternative could hold the design intent at lower cost, such as a product, a method or a detail, we raise it with the practice first, with the saving shown.
it's adopted only if the practice agrees the intent holds.
the same applies on site.
any change, from a material to a junction, goes to the practice for approval before work proceeds.
joining while the design is still being resolved is the surest way to keep it within budget from the start.
how do you work with the architect during construction?
closely. the architect brings the design, and we bring decades of building experience.
architects are always welcome on our sites, in fact, we encourage it.
the more they see it unfold, the better.
questions that come up on site are worked through with them, and the details that matter most, such as joinery, junctions and finishes, are reviewed together through drawings, samples and, where it helps, a prototype on site, before anything is fabricated.
however the architect is engaged, from occasional visits to administering the contract, we shape how we work around their role.
and before handover, we walk the residence with the architect and the client together, so it's finished as they both intended.
how is the architect credited?
as the author of the residence, wherever it appears.
a brass plate at the residence carries both names: the architect who designed it, and opus formed as its builder.
on our website and in everything we publish, the residence is credited to the architect by name.
photography and film of the residence are shared with them, to use in their own work.
where the architect enters the residence for awards or it's featured in the press, we support them with documentation, photography and anything else the entry needs.
the design is theirs. we're proud to have built it.
how do we begin?
with a simple conversation, whether the drawings are complete or the design is still taking shape.
write to us at studio@opusformed.au.
general faqs
how far ahead should I get in touch?
we choose to take on only a certain number of residences at any one time, so that each is delivered to the standard we hold, and overseen personally by our directors.
any interest in working with us is best signalled ahead of time.
with a little notice, we can typically begin on your preferred timeline.
where do you build?
we build across melbourne's inner suburbs and on the mornington peninsula.
we also consider exceptional sites beyond them, regional or rural, where the setting and the project call for it.
wherever the site, stevie and andrew personally oversee it. if yours sits outside these areas, get in touch, and we'll tell you plainly whether it can be accommodated.
can i see a completed residence, or speak with a past client?
yes. once we've met and confirmed your project is a good fit, we can introduce you to a past client whose residence is similar in scale or type to yours.
where the owners are happy to host, we can also arrange a private visit to a completed residence, or a walk through one of our residences under construction.
our clients' homes are private, so every introduction is made personally and by arrangement.
in the meantime, our portfolio shows completed residences, each credited to the practice that designed it.
do you take on period and heritage residences?
yes. we've restored and extended many period and heritage homes across melbourne over the years.
the process follows the same stages as a new build, with three differences.
your concept takes slightly longer.
typically eight weeks, rather than six.
before concept design begins, the existing house must be physically assessed and its heritage controls are researched, so your concept responds to what the house is and what council is likely to support.
it's still costed and guaranteed buildable within your budget, against everything that can be known before the house is opened up.
approvals take longer.
most works to a home under a heritage overlay require a planning permit, assessed by council and its heritage advisor.
we prepare the application, coordinate any heritage advice it needs, and build the assessment period into your program from the start.
more is found once works begin.
an older house holds conditions that can't be seen until it's opened up:
concealed structure, aged services, or materials left by earlier alterations. we investigate as much as possible before construction, and anything found is raised with you plainly, with its cost and your options, before work proceeds.
we'll also advise on and build in a contingency suited to your house.
what doesn't change is the standard.
retained fabric is protected and repaired, and where old meets new is resolved with the same care as every other junction.
can you build where a house already stands?
yes. we manage knockdown rebuilds from the old house to the new: approvals, demolition, design and construction, held by one team.