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Melbourne winds down over summer—trades, councils and consultants take a break—so the decisions you make before Christmas determine whether your project glides into 2026 or idles until autumn. Here’s a practical, Melbourne-specific plan to use the next few weeks well.
1) Lock a site-and-strategy session
Book a quick feasibility call and share your address, title and any old plans. We’ll confirm zoning, overlays (Heritage, BMO, SBO, etc.), likely approval path (VicSmart or standard), and a rough program from concept to build. You’ll know what’s realistic for Q1/Q2 2026—and what’s not.
Outcome by Christmas: a short feasibility memo with constraints, opportunities, an indicative budget band and a staged timeline.
2) Gather the “speed docs”
Having the right information at hand lets design start while Melbourne is on holidays.
Recent title and plan of subdivision
Any surveys, soil reports or drainage plans from past works
Services locations (sewer alignment, pits, overhead power)
Neighbour info (windows/overshadowing concerns)
A folder of inspiration annotated with what you actually like (not just “vibes”)
Pro tip: snap a simple room-by-room inventory (pain points, dimensions, storage needs) so design addresses real life.
3) Commission a feature & level survey
Surveyors book out; lead times expand over summer. Ordering now means we can start measured design in January without waiting weeks.
4) Decide your investment band (not just a “budget”)
Costs vary widely by scope and access. Set a target investment band (e.g., $450–650k for a family extension and re-plan), plus a 10–15% contingency. We’ll design to your band and flag where money actually moves the dial (shell performance, wet areas, glazing, joinery).
5) Align on performance early: 7-Star & all-electric
Victoria requires 7-star NatHERS and Whole-of-Home performance for new builds and many major renos, and the state is pushing hard toward all-electric. Agree now on your comfort, energy and running-cost goals so we can bake in orientation, shading, window ratios, insulation and services (heat-pump hot water, reverse-cycle, induction) from concept—cheaper than retro-fitting later.
6) Map the approval pathway
For most single dwellings, ResCode (Clauses 54/55) sets the rules. Heritage or other overlays add extra lenses. We’ll outline whether pre-app is smart, who else we need (heritage advisor, arborist, bushfire consultant), and what drawings will de-risk referrals.
Holiday win: we draft the town-planning strategy in December so submissions can go in promptly in the new year.
7) Set your non-negotiables vs flex list
Before the pavlova coma hits: write two short lists.
Must-haves: bedroom count, accessible bathroom, cooking type, study nook, storage targets, acoustic comfort.
Trade-offs: ceiling height vs budget, window size vs blinds/shading, premium cladding vs joinery upgrades.
Clear trade-offs keep the design crisp and the tender honest.
8) Plan your living-through-reno strategy
Decide if you’ll stay put, stage works, or relocate for the messy months. Line up short-stay options now; January prices can be friendlier than mid-year. If staying, we’ll design temporary kitchen/entry sequencing and site safety.
9) Get finance and cash-flow ready
Talk to your broker about progress-claim lending and buffer. Builders in 2026 will continue to want clear cash-flowand prompt decisions; being finance-ready helps you secure a preferred builder at tender.
10) Shortlist two or three builders—by fit, not just price
We’ll match builder type to your project (heritage refurb + high-performance shell ≠ volume operator). Ask about current workload, site supervisor continuity, and typical variation rates. We’ll prepare a scope matrix so quotes are apples-to-apples.
11) Pre-select long-lead items
Windows, bricks and some appliances can stretch timelines. If you have strong preferences (thermally broken aluminium, timber windows, specialty bricks, induction models), note them now so they’re allowed for in design and tender rather than becoming costly variations.
12) Book the January kick-off pack
Aim to hit January with:
Signed architect agreement (concept → planning → documentation → tender → contract admin)
Ordered survey
Draft brief, budget band and performance goals
Agreed program with key milestones (planning lodgement, documentation window, tender dates)
A realistic 2026 timeline (example)
Nov–Dec 2025: Feasibility, survey booked, brief & budget locked, performance targets agreed
Jan–Feb 2026: Concept design, sun/shadow + neighbour checks, pre-app if useful
Mar–Apr 2026: Planning drawings & submission (allow referrals)
May–Jun 2026: Detailed documentation (coordinated structural & services)
Jul–Aug 2026: Tender to 2–3 suitable builders, value-engineering
Sep 2026: Contract award, site start (subject to builder program)
Every site and council differs, but this cadence avoids the classic “lost summer” and keeps momentum.
Melbourne winds down over summer—trades, councils and consultants take a break—so the decisions you make before Christmas determine whether your project glides into 2026 or idles until autumn. Here’s a practical, Melbourne-specific plan to use the next few weeks well.
1) Lock a site-and-strategy session
Book a quick feasibility call and share your address, title and any old plans. We’ll confirm zoning, overlays (Heritage, BMO, SBO, etc.), likely approval path (VicSmart or standard), and a rough program from concept to build. You’ll know what’s realistic for Q1/Q2 2026—and what’s not.
Outcome by Christmas: a short feasibility memo with constraints, opportunities, an indicative budget band and a staged timeline.
2) Gather the “speed docs”
Having the right information at hand lets design start while Melbourne is on holidays.
Recent title and plan of subdivision
Any surveys, soil reports or drainage plans from past works
Services locations (sewer alignment, pits, overhead power)
Neighbour info (windows/overshadowing concerns)
A folder of inspiration annotated with what you actually like (not just “vibes”)
Pro tip: snap a simple room-by-room inventory (pain points, dimensions, storage needs) so design addresses real life.
3) Commission a feature & level survey
Surveyors book out; lead times expand over summer. Ordering now means we can start measured design in January without waiting weeks.
4) Decide your investment band (not just a “budget”)
Costs vary widely by scope and access. Set a target investment band (e.g., $450–650k for a family extension and re-plan), plus a 10–15% contingency. We’ll design to your band and flag where money actually moves the dial (shell performance, wet areas, glazing, joinery).
5) Align on performance early: 7-Star & all-electric
Victoria requires 7-star NatHERS and Whole-of-Home performance for new builds and many major renos, and the state is pushing hard toward all-electric. Agree now on your comfort, energy and running-cost goals so we can bake in orientation, shading, window ratios, insulation and services (heat-pump hot water, reverse-cycle, induction) from concept—cheaper than retro-fitting later.
6) Map the approval pathway
For most single dwellings, ResCode (Clauses 54/55) sets the rules. Heritage or other overlays add extra lenses. We’ll outline whether pre-app is smart, who else we need (heritage advisor, arborist, bushfire consultant), and what drawings will de-risk referrals.
Holiday win: we draft the town-planning strategy in December so submissions can go in promptly in the new year.
7) Set your non-negotiables vs flex list
Before the pavlova coma hits: write two short lists.
Must-haves: bedroom count, accessible bathroom, cooking type, study nook, storage targets, acoustic comfort.
Trade-offs: ceiling height vs budget, window size vs blinds/shading, premium cladding vs joinery upgrades.
Clear trade-offs keep the design crisp and the tender honest.
8) Plan your living-through-reno strategy
Decide if you’ll stay put, stage works, or relocate for the messy months. Line up short-stay options now; January prices can be friendlier than mid-year. If staying, we’ll design temporary kitchen/entry sequencing and site safety.
9) Get finance and cash-flow ready
Talk to your broker about progress-claim lending and buffer. Builders in 2026 will continue to want clear cash-flowand prompt decisions; being finance-ready helps you secure a preferred builder at tender.
10) Shortlist two or three builders—by fit, not just price
We’ll match builder type to your project (heritage refurb + high-performance shell ≠ volume operator). Ask about current workload, site supervisor continuity, and typical variation rates. We’ll prepare a scope matrix so quotes are apples-to-apples.
11) Pre-select long-lead items
Windows, bricks and some appliances can stretch timelines. If you have strong preferences (thermally broken aluminium, timber windows, specialty bricks, induction models), note them now so they’re allowed for in design and tender rather than becoming costly variations.
12) Book the January kick-off pack
Aim to hit January with:
Signed architect agreement (concept → planning → documentation → tender → contract admin)
Ordered survey
Draft brief, budget band and performance goals
Agreed program with key milestones (planning lodgement, documentation window, tender dates)
A realistic 2026 timeline (example)
Nov–Dec 2025: Feasibility, survey booked, brief & budget locked, performance targets agreed
Jan–Feb 2026: Concept design, sun/shadow + neighbour checks, pre-app if useful
Mar–Apr 2026: Planning drawings & submission (allow referrals)
May–Jun 2026: Detailed documentation (coordinated structural & services)
Jul–Aug 2026: Tender to 2–3 suitable builders, value-engineering
Sep 2026: Contract award, site start (subject to builder program)
Every site and council differs, but this cadence avoids the classic “lost summer” and keeps momentum.
How we help at Mark MacInnis Architect (MMA)
Melbourne-first feasibility in a single session (zones/overlays, risks, budget band)
Design for buildability and performance—beautiful, calm spaces that price well
Town-planning strategy tailored to your council and overlay mix
Transparent documentation & tender for sharper quotes and fewer surprises
Contract admin that protects your budget, program and quality
Ready to move?
Book a pre-Christmas feasibility and we’ll line up survey + January concept start so you’re on track for a 2026 build.