Three builders quoted on the same job. On paper, Meridian looks cheapest at $612,400. But their quote is missing work that your plans clearly require — demolition and site clearing — and it's not a small omission. That work will almost certainly come back as a variation once the job starts and you have less leverage to push back.
Hartwell at $658,500 is the current lean from this pack. Their quote covers everything in the document pack. The extra $46,100 over Meridian is smaller than the risk you're carrying if those missing items hit mid-build. Written answers on demolition, the rainwater tank and open allowances could change that lean.
Coast & Frame is the most expensive and is missing the rainwater tank — which is a council requirement under BASIX, not optional. This is decision support from the uploaded files, not legal or engineering advice. Before you sign with anyone, send the questions at the end of this report and get written answers back.
| Item | Meridian | Hartwell | Coast & Frame |
|---|---|---|---|
01 Preliminaries | ✓ Covered | ✓ Covered | ✓ Covered |
02 Site Setup | ✓ Covered | ✓ Covered | ✓ Covered |
03 Surveyor / Site Setouts | ✓ Covered | ✓ Covered | ✓ Covered |
04 Machine Hire / Earthworks / Spoil Removal | ✓ Covered | ✓ Covered | ✓ Covered |
05 Demolition / Concrete Cutting Existing slab removal + spoil shown in the plans — Meridian hasn't priced it. | ✕ Missing | ✓ Covered | ✓ Covered |
07 General Hire Items | ✓ Covered | ✓ Covered | ✓ Covered |
| Item | Meridian | Hartwell | Coast & Frame |
|---|---|---|---|
12 Slab / Footings / Piers | ✓ Covered | ✓ Covered | ✓ Covered |
14 Termite Protection | ✓ Covered | ✓ Covered | ✓ Covered |
15 Structural Steel | ✓ Covered | ✓ Covered | ✓ Covered |
16 Steel Frame & Trusses | ✓ Covered | ✓ Covered | ✓ Covered |
17 Timber Framing | ✓ Covered | ✓ Covered | ✓ Covered |
20 Scaffolding & Edge Protection | ⚠ Check before signing | ✓ Covered | ⚠ Check before signing |
| Item | Meridian | Hartwell | Coast & Frame |
|---|---|---|---|
21 Roofing Coast & Frame has a roof-tiling allowance, not a fixed price. | ✓ Covered | ✓ Covered | $ Allowance risk |
23 Skylights | ✓ Covered | ✓ Covered | ✓ Covered |
39 Brickwork | ✓ Covered | ✓ Covered | ✓ Covered |
41 Cladding & Eaves | ✓ Covered | ✓ Covered | ✓ Covered |
| Item | Meridian | Hartwell | Coast & Frame |
|---|---|---|---|
34 Lockup — Windows, Doors & Screens | ✓ Covered | ✓ Covered | ✓ Covered |
35 Lockup — Timber Doors | ✓ Covered | ✓ Covered | ✓ Covered |
36 Internal Doors, Skirtings & Architrave | ✓ Covered | ✓ Covered | ✓ Covered |
37 Door Hardware | ✓ Covered | ✓ Covered | ✓ Covered |
44 Garage Doors | ✓ Covered | ✓ Covered | ✓ Covered |
| Item | Meridian | Hartwell | Coast & Frame |
|---|---|---|---|
24 Electrical | ✓ Covered | ✓ Covered | ✓ Covered |
25 Electrical — Solar & Battery Solar rough-in required by the inclusions — Meridian's electrical read is ambiguous. | ⚠ Check before signing | ✓ Covered | ✓ Covered |
28 Electrical Fixtures & Fittings | ✓ Covered | ✓ Covered | ✓ Covered |
| Item | Meridian | Hartwell | Coast & Frame |
|---|---|---|---|
30 Plumber | ✓ Covered | ✓ Covered | ✓ Covered |
31 Plumbing — Rainwater Tank 10,000L tank + pump required by BASIX — absent from Coast & Frame's quote. | ✓ Covered | ✓ Covered | ✕ Missing |
32 Plumbing Fixtures & Fittings | ✓ Covered | ✓ Covered | ✓ Covered |
| Item | Meridian | Hartwell | Coast & Frame |
|---|---|---|---|
29 Air Conditioning Air conditioning quoted as an allowance across the pack. | $ Allowance risk | $ Allowance risk | $ Allowance risk |
33 Insulation | ✓ Covered | ✓ Covered | ✓ Covered |
| Item | Meridian | Hartwell | Coast & Frame |
|---|---|---|---|
45 Wall & Ceiling Linings | ✓ Covered | ✓ Covered | ✓ Covered |
46 Waterproofing | ✓ Covered | ✓ Covered | ✓ Covered |
47 Stairs / Balustrades | ✓ Covered | ✓ Covered | ✓ Covered |
38 Fit-Off — Carpenter Labour | ✓ Covered | ✓ Covered | ✓ Covered |
52 Silicone / Caulking Works | ✓ Covered | ✓ Covered | ✓ Covered |
| Item | Meridian | Hartwell | Coast & Frame |
|---|---|---|---|
49 Cabinetmaker / Stone Benchtops Kitchen priced as an allowance by Meridian and Coast & Frame; fixed by Hartwell. | $ Allowance risk | ✓ Covered | $ Allowance risk |
50 Tile Supply / Tile Labour | ⚠ Check before signing | ✓ Covered | ⚠ Check before signing |
51 Shower Screens / Robes / Mirrors | ✓ Covered | ✓ Covered | ✓ Covered |
54 Floor Finishes — Carpet / Vinyl / Laminate | ✓ Covered | ✓ Covered | ✓ Covered |
55 Timber Flooring & Sanding | ✓ Covered | ✓ Covered | ✓ Covered |
| Item | Meridian | Hartwell | Coast & Frame |
|---|---|---|---|
58 Appliances / White Goods | ✓ Covered | ✓ Covered | ✓ Covered |
| Item | Meridian | Hartwell | Coast & Frame |
|---|---|---|---|
10 Landscaping — Retaining Walls | ✓ Covered | ✓ Covered | ✓ Covered |
60 Blinds / Curtains Window treatments carried as an allowance. | $ Allowance risk | $ Allowance risk | $ Allowance risk |
61 Driveways / Pathways | ✓ Covered | ✓ Covered | ✓ Covered |
62 Landscaping | ✓ Covered | ✓ Covered | ✓ Covered |
63 Letter Box & Clothesline | ✓ Covered | ✓ Covered | ✓ Covered |
| Item | Meridian | Hartwell | Coast & Frame |
|---|---|---|---|
56 Render | ✓ Covered | ✓ Covered | ✓ Covered |
57 Painter | ✓ Covered | ✓ Covered | ✓ Covered |
64 Site Clean / Rubbish Removal | ✓ Covered | ✓ Covered | ✓ Covered |
65 Builders Cleans | ✓ Covered | ✓ Covered | ✓ Covered |
66 Site Supervision | ✓ Covered | ✓ Covered | ✓ Covered |
68 Handover Inspection | ✓ Covered | ✓ Covered | ✓ Covered |
69 Maintenance / Warranty | ✓ Covered | ✓ Covered | ✓ Covered |