Rear extension
Beecroft
Kitchen, living and a deck across the back of a 1960s brick house. The family lived in the front rooms throughout. 7 months on site.
Builders in Carlingford NSW
Stay in the street you love, in a house that finally fits.
4.968 Google reviews, rated 4.9 out of 5
- Fixed price, every allowance listed
- Theo, the owner, runs every site
- Home building cover before any deposit
What are you planning?
Call Theo (02) 5550 0148
NSW contractor licence 555021C, general building work. Licensee Bearer & Joist Building Co Pty Ltd.
Homes we’ve built nearby
One Carlingford rebuild, photographed from the same spot at every stage. Tap through it.
Knockdown rebuild, Carlingford
The family had lived here 20 years and didn’t want to leave the street. The old cottage had asbestos sheeting, so a licensed removalist took it out before demolition.
- Scope
- Two storeys, four bedrooms, a study and a double garage
- Design
- The owners’ building designer
- On site
- 13 months from demolition to handover
More recent jobs
Second storey
North Rocks
Three bedrooms and a bathroom upstairs, the original brick ground floor kept. Plans by the owners’ architect. 9 months on site.
Renovation
Eastwood
The back half of a 1950s house opened up into one kitchen and living room, with a skylight over the bench. 5 months on site.
New home
West Pennant Hills
A single-storey home stepped down the owners’ sloping block, with our building designer. 12 months on site.
Swipe for more. Every home is shown with the owners’ permission.
What our clients say on Google
4.9
68 reviews on Google, rated 4.9 out of 5
Knocked down mum’s old place and built for the five of us. Theo was there most mornings and Anjali sent photos every Friday so we always knew where it was up to. We hit rock in the back corner, it was priced and signed off before they touched it. Would use them again
Knockdown rebuild
Second storey on our 70s brick house. Approval took longer than we hoped but they told us early, and once they started the build ran pretty close to the program. Site was kept tidy which mattered with two little kids.
Second storey addition
Picked them over two cheaper quotes. Theirs listed every allowance, the others were missing things we only found out about later. There was dust of course but they sealed off the front of the house well.
Rear extension
How our price is built
Every home is different, so there’s no price list here. What there is: the same six parts in every quote we write, so you can compare ours with anyone’s.
Your fixed price quotesix parts
- Inclusions
- Everything we’re building, room by room, down to the doors, tiles and tapware.
- Exclusions
- What isn’t in the price, written down, so nothing turns up later as a surprise.
- Prime cost items
- Things you haven’t chosen yet, like the oven or the basins, with a realistic amount allowed for each.
- Provisional sums
- Work nobody can price exactly until it starts, like rock under the slab. An honest estimate, never a low one.
- Site costs
- Demolition, asbestos removal by a licensed removalist, the crane, temporary fencing and connections.
- Variations
- If you change something, or the ground does, we price it and you sign it before the work is done.
Why we don’t quote per square metre
A per square metre rate leaves out the slope, the soil, the demolition and your selections, and those are what move the price. We’d rather give you a real range after we’ve seen your block.
- The first meeting costs nothing. Theo comes to your place, looks at the block and your ideas.
- A preliminary estimate before you pay for full plans, so you know whether it fits your budget.
- Deposits are capped by law, and we only take one once your home building compensation certificate is issued.
How a job runs
Six stages, the same on every job. You’ll know who you’re dealing with at each one.
First meeting on site
With Theo, at your placeAbout an hour. We walk the block, talk through what you want and roughly what you want to spend.
Preliminary estimate
With TheoA written range from your sketches or plans, with what it’s based on. If it doesn’t fit, we say so now.
Design and approvals
Your architect or our building designerA development application through council, or a complying development certificate through a private certifier. We coordinate both.
Fixed price contract
With Theo and AnjaliYour selections are made, the quote is itemised and the contract signed. Your home building compensation certificate comes before any deposit.
The build
Theo on site, Anjali in the officeA photo report every Friday. Progress claims follow the stages, once each is done:
BaseclaimFrameclaimLock-upclaimFixingclaimMost rebuilds pay through a construction loan, so the bank inspects each stage before it pays.
Handover
With Theo, room by roomA final walk-through at practical completion, a list of anything to fix, and one number to call for as long as the warranty runs.
Who you’ll deal with
Two people, from the first meeting to handover. No sales team.
Theo Karamanos
Owner and licensed builder
A carpenter by trade, building in the Hills for over 25 years. Theo takes on a few homes at a time so he can be on each site most mornings, and he’s the one who answers the phone.
Anjali Menon
Project manager
Your selections, the program, progress claims and the Friday report.
Friday report, as we’d send itWeek 19
This week: roof sheeting finished, windows in on the north side. Lock-up inspection booked for Wednesday.
Your selections due: kitchen benchtop colour, by next Friday.
Licensed and insured
The same details as the sign on our site fences.
Bearer & Joist
Building Co Pty Ltd
- Licence
- NSW 555021C
- Category
- General building work
- Licensee
- Bearer & Joist Building Co Pty Ltd
- Phone
- (02) 5550 0148
- Home building compensation coverOn every job that needs it under NSW law, with the certificate in your hands before any deposit.
- Public liability and contract works insuranceCertificates sent with every quote.
- Asbestos handled by licensed removalistsMany homes built before 1990 have some. It’s tested for and removed before demolition or renovation starts.
You can check any builder’s licence on the NSW Government licence check.
Building an architect’s design
About half our homes start on someone else’s drawings. We’re glad to price yours.
- Tender pricingSend the drawings and specification and we price them line by line, with any questions back to your architect in writing.
- During the buildYour architect is welcome on site, and we run every change past them before we price it for you.
Where we build
Within about half an hour of our office in Carlingford.
- Carlingford2118
- Epping2121
- Beecroft2119
- North Rocks2151
- Eastwood2122
- Oatlands2117
- Pennant Hills2120
- Cherrybrook2126
- West Pennant Hills2125
- Baulkham Hills2153
- Dundas Valley2117
- Northmead2152
Our smallest jobs are single-storey extensions. Somewhere close by that isn’t listed? Ask anyway.
Questions
Do you build in our area, and do jobs our size?
If you’re in one of the suburbs above, yes. We build knockdown rebuilds, new homes, second storeys and extensions. The smallest job we take is a single-storey extension.
Can we get a price before we pay for plans?
Yes. After the first meeting we give you a written preliminary estimate from your sketches or plans, so you know whether the project fits your budget. The fixed price comes once the design and selections are done.
Is the price fixed?
The contract is a fixed price. What can change it is written into it: changes you ask for, things nobody can see until the work starts (like rock or asbestos), and the allowances for things you haven’t chosen yet. Every change is priced and signed by you before the work is done.
How long will it take?
Your contract gives a build time for your home, with what can move it: approvals, wet weather and late selections. The projects above show how long each one took on site.
Can you build our architect’s plans?
Yes. Send the drawings and we’ll price them. Your architect stays involved during the build if you’d like them to.
Who handles approvals and demolition?
We coordinate the approval, a development application through council or a complying development certificate through a private certifier, and the demolition. Asbestos is removed by a licensed removalist.
How do payments work?
A deposit, capped by law and only once your home building compensation certificate is issued, then a progress claim as each stage is finished: base, frame, lock-up, fixing and practical completion. If you have a construction loan, the bank pays each claim after its inspection.
Tell us about your project
Theo will call to book a first meeting at your place. It costs nothing, and you’ll leave it knowing whether we’re the right builder for you.
Office Monday to Friday, 7:30am to 4:30pm
- Monday7:30am to 4:30pm
- Tuesday7:30am to 4:30pm
- Wednesday7:30am to 4:30pm
- Thursday7:30am to 4:30pm
- Friday7:30am to 4:30pm
- SaturdayMeetings by appointment
- SundayClosed