10 Things to Lock In Before Your Build Starts

The Pre-Build Checklist

Every experienced homeowner says the same thing: the work you do before construction starts determines how smoothly the build goes. Rush this phase and you'll pay for it — in money, time, and stress.

1. Finance Pre-Approval (Construction Loan)

Construction loans work differently to standard mortgages. You need pre-approval specifically for a construction loan with progress draws. Start this 2–3 months before you need it — banks are slow with construction finance.

2. Council Pre-Lodgement Meeting

Most councils offer free or low-cost pre-lodgement meetings. Book one. They'll tell you what's likely to be approved, flag potential issues, and save you from submitting a DA that gets rejected.

3. Site Surveys and Reports

Before design even begins, you need:

• Contour survey — shows levels, boundaries, existing trees, services
• Geotechnical report — tells you what's underground (rock, clay, water table)
• Arborist report — if there are significant trees that might be protected

4. Complete Design and Engineering

"We'll figure it out during the build" is the most expensive sentence in construction. Finalise ALL design decisions — every material, fixture, and finish — before signing the building contract.

5. Fixed-Price Building Contract

With all selections made and engineering complete, you can get a genuine fixed-price contract. Review it with a building contract lawyer ($500–$1,000) — it's the best money you'll spend.

6. Builder's Insurance and Licensing

Verify your builder holds:

• Current contractor licence for your state
• Home building compensation (HBC) insurance
• Public liability insurance ($10M minimum)
• Workers compensation insurance

7. Temporary Accommodation Plan

You'll need somewhere to live for 10–14 months (KDR) or 3–8 months (major renovation). Lock this in early — especially if you have kids in school and need to stay in the area.

8. Neighbour Notification

Tell your neighbours what's happening before they hear demolition at 7am. Most councils require formal notification anyway, but a personal heads-up goes a long way.

9. Service Disconnections Booked

Book electricity, gas, water, sewer, and telco disconnections well in advance. Some utilities need 4–6 weeks notice. Your builder usually handles reconnection, but confirm this in writing.

10. Contingency Fund Set Aside

Set aside 10–15% of your build cost as contingency. Don't touch it unless genuinely needed. If you're lucky and don't use it, it goes toward landscaping or furniture.

Bonus: The One Thing Everyone Forgets

Letterbox and bin storage during construction. Your old letterbox gets demolished on day one. Arrange a temporary solution with your council and Australia Post, or you'll miss important mail for months.