The Owner-Builder Checklist: 47 Things to Do Before Construction Starts
Alex wanted to start calling demo companies the week after we settled on our property. I told him he was mad. There were at least 47 things we needed to do first — I know because I made a list.
This is that list. I've organised it into seven categories, roughly in the order you should tackle them. You can print this page and physically tick things off (I'm that kind of person), or use Bildr to track everything digitally.
1. Legal and Permits (8 items)
Complete the owner-builder course (required in most states before permit application)
Apply for your owner-builder permit or certificate of consent
Engage a private certifier (building surveyor) — they'll issue your CDC or DA
Submit your CDC or DA application with all required documentation
Obtain a bushfire assessment if required for your zone (BAL rating)
Get a Section 149 certificate from council (now called a Planning Certificate in NSW)
Confirm your property's zoning allows the proposed development
Check for any heritage overlays, flood zones, or easements that affect development
2. Insurance (6 items)
Apply for home warranty insurance (required in most states for work over $20K)
Get contract works insurance (construction all-risks) — covers fire, storm, vandalism
Get public liability insurance ($10-20M recommended for the build period)
Verify every subcontractor has their own public liability and workers comp insurance
Cancel or modify your existing home and contents policy (it won't cover a construction site)
Arrange home-under-construction insurance if you're storing anything on site
3. Design and Planning (7 items)
Finalise architectural drawings (floor plan, elevations, sections, site plan)
Get an engineer to certify the structural design (slab, frame, roof)
Commission a soil/geotechnical report (this affects your slab design and cost)
Get a contour/levels survey done by a registered surveyor
Get a stormwater management plan designed (required for CDC/DA)
Finalise your energy efficiency report (NatHERS rating, BASIX in NSW)
Review the drawings against the National Construction Code and local DCP
4. Budget and Finance (7 items)
Create a detailed budget with line items for every trade and cost category
Get at least 3 quotes for every trade (demolition, slab, frame, etc.)
Include a 15-20% contingency in your total budget
Budget for hidden costs: soil reports, council fees, service connections, scaffolding
Confirm your construction loan drawdown schedule with your lender
Set up a separate bank account for build expenses (makes tracking and tax much easier)
Understand GST implications — owner-builders can't claim GST credits on materials
5. Site Preparation (6 items)
Get an asbestos survey done on the existing structure (critical for pre-1990 homes)
Arrange demolition quotes (minimum 3, ensure they include asbestos removal if needed)
Organise disconnection of utilities: electricity, gas, water, sewer, telecom
Arrange temporary fencing and site signage (required by most councils)
Organise skip bins for demolition waste
Notify neighbours about the upcoming demolition (not legally required but highly recommended)
6. Trade Contracts (7 items)
Write a clear scope of works for every trade (inclusions, exclusions, materials, timeline)
Get written quotes — not verbal agreements — from every trade
Include payment schedules tied to milestones in every contract (never pay 100% upfront)
Verify every trade's licence on your state's licence checker website
Get copies of every trade's insurance certificates (public liability + workers comp)
Include a defect liability clause in every contract (minimum 12 months for non-structural)
Confirm start dates and estimated completion dates in writing
7. Build Management Setup (6 items)
Set up a project management system to track tasks, budget, and timeline
Create a build timeline with key milestones and inspection stages
Set up a filing system for contracts, invoices, insurance certificates, and inspection reports
Identify your mandatory inspection stages (varies by state — typically 5-7 stages)
Introduce yourself to your certifier's office — they're your most important relationship
Create a communication plan with your trades (preferred contact method, response expectations)
Why This List Matters
Alex and I missed about 12 of these items initially. The asbestos survey, the stormwater plan, the Section 149 certificate, the utility disconnection timeline — we discovered each one as a blocker that delayed our build by days or weeks.
The total cost of our missed items? Roughly $8,000 in rush fees, rework, and delayed trade contracts. The total time lost? About four months.
Owner-building saves you money on the actual construction. But the admin before construction starts is where most people either succeed or fail. Get this right and the build itself is manageable. Get it wrong and you're playing catch-up for months.
I built this list so nobody else has to make the same mistakes we did. Print it, save it, use it.
Owner-builder costs, permit requirements, and insurance obligations differ across Australia. See the rules for your state:
Disclaimer: Some names, figures, timelines, and details in this article may have been changed, simplified, or fictionalised for illustrative and storytelling purposes. While based on real owner-builder experiences, individual scenarios, costs, and outcomes will vary depending on your location, build type, market conditions, and other factors. This content is general guidance only and should not be relied upon as professional financial, legal, or construction advice. Always consult qualified professionals before making decisions about your build.
Ashley Brennan is 25 and co-owns a knockdown rebuild in Lake Haven, NSW. She's the one who makes the lists, checks the insurance certificates, and keeps the spreadsheets honest. She writes about the admin side of owner-building that nobody talks about.