Brightwork demonstration · 08 / 11 · Research / Three proposals, one comparison

SIDE BY SIDE

Three fit-out proposals, compared. SIDE BY SIDE is an original Brightwork demonstration. Three fictional builders’ proposals for the same office fit-out, compared on price, exclusions, deposit, program and defects period, with every figure cited to its proposal and section.

5 documentsOutputs by Qwen3.8-27B, generated locallyShown uneditedChecked by Brightwork: 2 corrections across 1 outputs

SB0 · The briefFictional source

Fit-out brief — Fernleigh Bookkeeping, Suite 4, Level 1

Fernleigh Bookkeeping asked three builders to quote for the fit-out of its new office (142 square metres) under the new lease.

What the lease requires

The lease starts on 1 March 2027. The builder can have access from that date.
The landlord must approve the plans before work starts, and the work must be done by licensed tradespeople (lease clauses 9.1 and 9.2). The landlord charges up to $1,500 plus GST to review the plans (clause 9.3).
The landlord contributes up to $15,000 plus GST towards the fit-out, but only if it is completed by 31 May 2027 (clause 9.4).

What we asked for

Reception with a desk, four offices, an open-plan area for four people, a meeting room, a refreshed kitchenette, 24 data points, LED lighting, carpet tiles and paint throughout. Furniture, signage and IT equipment are bought separately.

SBA · Proposal AFictional source

Proposal A — Coldwater Interiors

Fit-out of Suite 4, Level 1, for Fernleigh Bookkeeping. Prepared by Nadia Ferris, Project Manager, Coldwater Interiors. Valid for 30 days.

1. Scope

We will deliver the full brief: reception desk, four offices, open-plan area for four, meeting room, kitchenette refresh, LED lighting, carpet tiles and paint. Our licensed data cabler installs and certifies all 24 data points. The reception desk and kitchenette joinery are included at a fixed price.

2. Price

Total: $78,540 including GST ($71,400 plus $7,140 GST).

Demolition and make safe: $3,960
Partitions and doors: $21,780
Ceilings and lighting: $13,200
Electrical and data cabling: $11,880
Joinery: $9,900
Flooring: $8,580
Painting: $4,620
Site preliminaries and final clean: $4,620

3. Program

Nine weeks on site, starting Monday 8 March 2027, with practical completion on Friday 7 May 2027. The program allows for the Easter public holidays. We need the landlord's approval of the plans by 5 March 2027 to start on time. We will prepare the plans for the landlord in February.

4. Exclusions

Furniture, signage, IT equipment and the landlord's plan review fee.

5. Payment terms

10% deposit on signing. Progress payments every two weeks for work completed. The final 10% is due at practical completion.

6. Defects liability

We fix defects reported within 12 months of practical completion at no charge.

7. Assumptions and risks

The existing partition walls (about 18 metres) are assumed to be non-structural. If asbestos is found during demolition, removal is charged at cost plus 10%. Noisy work during the building's business hours may need the landlord's consent; any after-hours work it requires is charged extra.

8. Insurance

Public liability insurance of $20 million and contract works insurance for the value of the job.

SBB · Proposal BFictional source

Proposal B — Redgum Fitouts

Fit-out of Suite 4, Level 1, for Fernleigh Bookkeeping. Prepared by Luke Tarrant, Director, Redgum Fitouts. Valid for 21 days.

1. Scope

We will build the reception, four offices, the open-plan area, the meeting room and the kitchenette refresh, with LED lighting, carpet tiles and paint. We will also manage the landlord's plan approval for you.

Data cabling is not included. We recommend your IT provider installs it. From similar jobs, allow about $4,900 including GST for 24 points.

2. Price

Total: $71,280 including GST.

Demolition: $3,520
Partitions and doors: $20,350
Ceilings and lighting: $12,650
Electrical (power only): $6,820
Joinery: provisional sum of $8,000
Flooring: $8,140
Painting: $4,400
Preliminaries, project management and landlord approvals: $7,400

The joinery figure is a provisional sum. The final cost depends on the reception desk and kitchenette you choose, and the difference is added to or taken off the contract price.

3. Program

Eleven weeks on site, starting Monday 1 March 2027, with practical completion on Friday 14 May 2027, including the Easter break. To start on 1 March we need to submit the plans to the landlord in January, which means measuring the suite before the lease starts. Please ask the landlord for access.

4. Exclusions

Data cabling, furniture, signage, IT equipment and the landlord's plan review fee.

5. Payment terms

30% deposit on signing. 40% at the midpoint, when the partitions are up. The final 30% at practical completion.

6. Defects liability

Six months from practical completion.

7. Assumptions and risks

Price assumes normal business-hours access and no asbestos. Joinery selections must be confirmed by 15 March 2027 to keep the program.

SBC · Proposal CFictional source

Proposal C — Station Street Builders

Fit-out of Suite 4, Level 1, for Fernleigh Bookkeeping. Prepared by Owen Pak, Estimator, Station Street Builders. Valid for 45 days.

1. Scope

The full brief, including all 24 data points, installed and certified, and the reception desk and kitchenette joinery at a fixed price. We will prepare the plans for landlord approval.

2. Price

Total: $84,150 including GST.

Demolition and make safe: $4,180
Partitions and doors: $23,100
Ceilings and lighting: $14,300
Electrical and data cabling: $12,980
Joinery (fixed price): $10,560
Flooring: $9,020
Painting: $4,950
Preliminaries and final clean: $5,060

3. Program

Seven weeks on site. Our crew is committed to another project until early April, so we would start on Monday 5 April 2027, with practical completion on Friday 21 May 2027. A larger crew lets us finish faster. If the start slips by more than a week, completion moves past the end of May.

4. Exclusions

Furniture, signage, IT equipment and the landlord's plan review fee.

5. Payment terms

5% deposit on signing. Monthly progress claims for work completed. 5% retention, released at the end of the defects period.

6. Defects liability

Twelve months from practical completion.

7. Commitment on time

If practical completion is later than 21 May 2027 for reasons within our control, we will pay liquidated damages of $200 for each working day of delay.

8. Assumptions

Price assumes no asbestos and business-hours access.

SB1 · The comparisonQwen3.8-27B

Checked by Brightwork · 2 corrections

Redgum’s joinery is an $8,000 provisional sum, against fixed joinery of $9,900 (A) and $10,560 (C). If it comes in at Coldwater’s figure, Redgum’s adjusted price is about $78,080, level with Coldwater. The table leaves this out.
The last question to Station Street, who pays the landlord’s plan review fee, is already answered: the fee is excluded [C §4], so Fernleigh pays it.

Proposal	Total price	What is excluded	Price after adding excluded brief items	Deposit	Finish date	Days to spare before 31 May 2027	Defects period
A — Coldwater Interiors	$78,540 incl GST [A §2]	Furniture, signage, IT equipment, landlord’s plan review fee [A §4]	$78,540 incl GST [A §2]	10% = $7,854 [A §5][A §2]	Friday 7 May 2027 [A §3]	24 days [A §3][Brief §What the lease requires]	12 months [A §6]
B — Redgum Fitouts	$71,280 incl GST [B §2]	Data cabling, furniture, signage, IT equipment, landlord’s plan review fee [B §4]	$71,280 + $4,900 = $76,180 incl GST [B §2][B §1]	30% = $21,384 [B §5][B §2]	Friday 14 May 2027 [B §3]	17 days [B §3][Brief §What the lease requires]	6 months [B §6]
C — Station Street Builders	$84,150 incl GST [C §2]	Furniture, signage, IT equipment, landlord’s plan review fee [C §4]	$84,150 incl GST [C §2]	5% = $4,207.50 [C §5][C §2]	Friday 21 May 2027 [C §3]	10 days [C §3][Brief §What the lease requires]	12 months [C §6]

Note on the adjusted price: I added B’s data cabling estimate because data points are in the brief [Brief §What we asked for] and B excludes data cabling [B §4]. The $4,900 figure is B’s own estimate for 24 points [B §1]. All three proposals exclude the landlord’s plan review fee [A §4][B §4][C §4]. That fee is up to $1,500 plus GST [Brief §What the lease requires], so I have not added it as a fixed amount. If Priya wants that cost included, add up to $1,500 plus GST to each adjusted price [Brief §What the lease requires].

Main risks by proposal

Coldwater Interiors — Proposal A

The price assumes the existing partition walls, about 18 metres, are non-structural [A §7]. The proposal does not say what happens if that assumption is wrong.
If asbestos is found during demolition, removal is charged at cost plus 10% [A §7].
Noisy work during the building’s business hours may need the landlord’s consent [A §7].
Any after-hours work required by the landlord is charged extra [A §7].
The builder needs landlord approval of the plans by 5 March 2027 to start on time [A §3].
If the start or completion slips, the work may miss 31 May 2027 and Fernleigh may not get the landlord’s contribution of up to $15,000 plus GST [Brief §What the lease requires].
The quote is valid for 30 days [A]. If Priya signs later, the $78,540 total may not remain fixed [A §2].

Redgum Fitouts — Proposal B

Data cabling is excluded [B §4]. Redgum recommends Fernleigh’s IT provider install it [B §1].
The $4,900 data cabling estimate is not part of the contract price [B §2][B §1].
The reception desk and kitchenette joinery is a provisional sum of $8,000 [B §2].
The final joinery cost is added to or taken off the contract price [B §2].
Joinery selections must be confirmed by 15 March 2027 to keep the program [B §7].
To start on 1 March 2027, Redgum says plans must be submitted to the landlord in January [B §3].
That means measuring the suite before the lease starts [B §3]. The lease says builder access is from 1 March 2027 [Brief §What the lease requires].
Redgum wants a 30% deposit on signing [B §5]. That is $21,384 on the quoted total [B §5][B §2].
The defects liability period is 6 months, shorter than the other two [B §6][A §6][C §6].
The price assumes normal business-hours access and no asbestos [B §7].
The quote is valid for 21 days [B]. If Priya signs later, the $71,280 total may not remain fixed [B §2].

Station Street Builders — Proposal C

Station Street is committed to another project until early April, so it starts on Monday 5 April 2027 [C §3].
Practical completion is Friday 21 May 2027 [C §3].
There are only 10 days to spare before 31 May 2027 [C §3][Brief §What the lease requires].
If the start slips by more than a week, completion moves past the end of May [C §3].
If completion moves past 31 May 2027, Fernleigh may not get the landlord’s contribution of up to $15,000 plus GST [Brief §What the lease requires].
The price assumes no asbestos and business-hours access [C §8]. The proposal does not state a price or program impact if those assumptions fail [C §8].
Liquidated damages are $200 for each working day of delay, but only if the delay is for reasons within Station Street’s control [C §7].
There is 5% retention, released at the end of the defects period [C §5]. The defects period is 12 months [C §6].
The quote is valid for 45 days [C]. If Priya signs later, the $84,150 total may not remain fixed [C §2].

Questions to ask each builder before signing

Coldwater Interiors — Proposal A

Can you confirm the existing partition walls, about 18 metres, have been checked and are non-structural? [A §7]
If the walls are not non-structural, what are the cost and program impacts? [A §7]
If asbestos is found, how will you price and manage removal at cost plus 10%? [A §7]
If the landlord requires after-hours work, what will the extra cost be? [A §7]
What happens to the start date and 7 May 2027 completion date if landlord approval is not ready by 5 March 2027? [A §3]
Can you confirm the licensed data cabler will install and certify all 24 data points? [A §1][Brief §What we asked for]
What exactly is included in the fixed-price reception desk and kitchenette joinery? [A §1]
Can you confirm public liability insurance of $20 million and contract works insurance for the value of the job? [A §8]
What happens if the work is not completed by 31 May 2027 and Fernleigh loses the landlord’s contribution of up to $15,000 plus GST? [Brief §What the lease requires]

Redgum Fitouts — Proposal B

Can you include data cabling in the contract price, or can you provide a fixed price for the 24 data points instead of the $4,900 estimate? [B §1][B §4]
If our IT provider installs the data cabling, how will you coordinate access, sequencing and certification? [B §1]
What items are included in the $8,000 joinery provisional sum? [B §2]
If the reception desk or kitchenette selection costs more than $8,000, what is the process for approving the variation? [B §2]
Can you confirm joinery selections will be ready by 15 March 2027? [B §7]
Can the landlord give access before 1 March 2027 for measuring and plan submission in January? [B §3][Brief §What the lease requires]
If access before 1 March is not given, what happens to the 1 March 2027 start and 14 May 2027 completion? [B §3]
Can you explain the 30% deposit and the 40% payment when the partitions are up? [B §5]
What defects are covered during the 6-month defects liability period? [B §6]
If asbestos is found or access is not normal business-hours access, how will the price change? [B §7]
What happens if the data cabling by our IT provider delays practical completion or the 31 May 2027 landlord contribution? [B §3][Brief §What the lease requires]

Station Street Builders — Proposal C

Can you confirm you can start on Monday 5 April 2027 and finish on Friday 21 May 2027? [C §3]
What events could make the start slip by more than a week? [C §3]
If the start slips, how will you protect completion by 31 May 2027 so Fernleigh keeps the landlord’s contribution of up to $15,000 plus GST? [C §3][Brief §What the lease requires]
What are the cost and time impacts if asbestos is found? [C §8]
What are the cost and time impacts if access is not business-hours access? [C §8]
What counts as a delay “for reasons within your control” for the $200 per working day liquidated damages? [C §7]
What is excluded from “reasons within your control”? [C §7]
Can you confirm the 5% retention will be held and released at the end of the 12-month defects period? [C §5][C §6]
What exactly is included in the fixed-price reception desk and kitchenette joinery? [C §1]
Can you confirm all 24 data points will be installed and certified? [C §1][Brief §What we asked for]
You will prepare the plans for landlord approval [C §1]. Who pays the landlord’s plan review fee of up to $1,500 plus GST? [Brief §What the lease requires][C §4]

Fictional demonstration, not client documents. Our workstation: one RTX 3090 with 24 GB, every model layer on the GPU. These are not performance figures for a Brightwork installation.

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