Most people start a renovation
before they know what they're building.
They talk to a builder before they have a design. They get a quote that means nothing because nobody has decided what to build. They spend six months going in circles.
FTLO exists for the stage that comes first before the builder, before the permit drawings, before the commitment. The stage where you figure out what your house can actually become.
Here's how the service works.
Three stages. Each one is self-contained and independently priced. You can start with Stage 01 and stop there the output is yours to take anywhere. Or continue through to Stage 03. Most clients start with the floor plan, see what's possible, and decide what's next from there.
What FTLO is and isn't …
Not full architectural documentation.
If your project needs permit-ready construction drawings or heritage approval submissions, you need a registered architect for that component. I'll tell you clearly at enquiry stage if that applies to you.
Not an interior styling service.
I'm not here to choose your cushions or attend furniture showrooms. The service is design direction layout, materials, joinery, finishes at architectural depth. You source and manage suppliers yourself.
Not a project manager.
FTLO gives you the design clarity to run your own project with confidence. I work alongside your builder and draftsman not instead of them.
Not locked in.
Each stage is independent. Stage 01 output is yours take it to any builder or draftsman. There is no ongoing commitment and no obligation to continue.
Who this is built for
Homeowners in Melbourne's north-east who have been thinking about renovating for a while and are ready to stop going in circles. Who have a rough budget somewhere between $150,000 and $850,000 but no clear picture of what's actually possible with their specific house.
People who want architectural-level thinking without the full architectural engagement. Who want to understand what they're building before they commit to building it. And who want to have that conversation honestly, including the hard parts about cost.
If that sounds like where you are this is what FTLO was built for.
Ready to see what your house can become?
Start with a Floor Plan Review from $699
Delivered in 5 business days.