Budget Summary
Fill in this summary section first as a high-level snapshot, then use the detailed trade tables below to track individual line items.
| Category | Budgeted | Quoted | Actual | Variance |
|---|
| Pre-construction | $_______ | $_______ | $_______ | $_______ |
| Site Preparation | $_______ | $_______ | $_______ | $_______ |
| Slab / Foundations | $_______ | $_______ | $_______ | $_______ |
| Framing | $_______ | $_______ | $_______ | $_______ |
| Roofing | $_______ | $_______ | $_______ | $_______ |
| Brickwork / Cladding | $_______ | $_______ | $_______ | $_______ |
| Windows & Doors | $_______ | $_______ | $_______ | $_______ |
| Plumbing | $_______ | $_______ | $_______ | $_______ |
| Electrical | $_______ | $_______ | $_______ | $_______ |
| Insulation & Plasterboard | $_______ | $_______ | $_______ | $_______ |
| Tiling & Waterproofing | $_______ | $_______ | $_______ | $_______ |
| Cabinetry & Joinery | $_______ | $_______ | $_______ | $_______ |
| Painting | $_______ | $_______ | $_______ | $_______ |
| Landscaping & External | $_______ | $_______ | $_______ | $_______ |
| Fixtures & Fittings | $_______ | $_______ | $_______ | $_______ |
| Contingency (10%) | $_______ | $_______ | $_______ | $_______ |
| TOTAL | $_______ | $_______ | $_______ | $_______ |
Tip:A healthy build keeps the Variance column as close to $0 as possible. Anything over 5% in a single trade is a red flag — investigate immediately.
1. Pre-Construction
These costs hit before a single nail goes in. Most owner-builders underestimate this category by 30-50%.
| Line Item | Quoted | Actual | Notes |
|---|
| Council application / DA fees | $_______ | $_______ | |
| Engineering (structural) | $_______ | $_______ | |
| Architectural / drafting | $_______ | $_______ | |
| Soil / geotech report | $_______ | $_______ | |
| Surveyor (boundary + levels) | $_______ | $_______ | |
| Energy efficiency report (BCA s.J) | $_______ | $_______ | |
| BASIX certificate (NSW only) | $_______ | $_______ | |
| Owner-builder permit fees | $_______ | $_______ | |
| Home warranty insurance | $_______ | $_______ | |
| Contingency (10%) | $_______ | $_______ | |
2. Site Preparation
Site costs vary wildly based on access, slope, soil type, and whether you're demolishing an existing structure.
| Line Item | Quoted | Actual | Notes |
|---|
| Demolition (if KDR) | $_______ | $_______ | |
| Asbestos removal | $_______ | $_______ | |
| Tree removal / clearing | $_______ | $_______ | |
| Temporary fencing | $_______ | $_______ | |
| Portaloo hire | $_______ | $_______ | |
| Skip bin / waste removal | $_______ | $_______ | |
| Site cut / earthworks | $_______ | $_______ | |
| Retaining walls (if sloped) | $_______ | $_______ | |
| Temporary power connection | $_______ | $_______ | |
| Contingency (10%) | $_______ | $_______ | |
3. Slab & Foundations
| Line Item | Quoted | Actual | Notes |
|---|
| Concrete slab (waffle/raft) | $_______ | $_______ | |
| Reinforcement (reo mesh / bar) | $_______ | $_______ | |
| Plumbing rough-in (under slab) | $_______ | $_______ | |
| Termite treatment / barrier | $_______ | $_______ | |
| Waterproof membrane | $_______ | $_______ | |
| Pump / crane hire (if needed) | $_______ | $_______ | |
| Contingency (10%) | $_______ | $_______ | |
Tip:Get your plumber to mark out under-slab pipework BEFORE the pour. Moving a pipe after concrete is set costs 10x more.
4. Framing
Framing is typically the largest single trade cost. Always get at least 3 quotes and verify they include the full scope (trusses, bracing, tie-downs).
| Line Item | Quoted | Actual | Notes |
|---|
| Wall frames (supply + install) | $_______ | $_______ | |
| Roof trusses (supply + install) | $_______ | $_______ | |
| Structural steel (lintels, posts) | $_______ | $_______ | |
| Bracing / tie-downs | $_______ | $_______ | |
| Scaffolding hire | $_______ | $_______ | |
| Crane hire (truss lift) | $_______ | $_______ | |
| Contingency (10%) | $_______ | $_______ | |
5. Roofing
| Line Item | Quoted | Actual | Notes |
|---|
| Roof sheeting (Colorbond/tiles) | $_______ | $_______ | |
| Fascia & guttering | $_______ | $_______ | |
| Downpipes | $_______ | $_______ | |
| Roof sarking / underlay | $_______ | $_______ | |
| Ridge capping | $_______ | $_______ | |
| Skylights (if any) | $_______ | $_______ | |
| Contingency (10%) | $_______ | $_______ | |
6. Brickwork & Cladding
| Line Item | Quoted | Actual | Notes |
|---|
| Bricks / blocks (supply) | $_______ | $_______ | |
| Bricklayer (labour) | $_______ | $_______ | |
| External cladding (if applicable) | $_______ | $_______ | |
| Render / texture coat | $_______ | $_______ | |
| Wall wrapping / sarking | $_______ | $_______ | |
| Contingency (10%) | $_______ | $_______ | |
7. Windows & Doors
| Line Item | Quoted | Actual | Notes |
|---|
| Windows (supply) | $_______ | $_______ | |
| Window installation | $_______ | $_______ | |
| External doors (supply + install) | $_______ | $_______ | |
| Internal doors (supply + install) | $_______ | $_______ | |
| Sliding / bi-fold doors | $_______ | $_______ | |
| Garage door | $_______ | $_______ | |
| Door hardware | $_______ | $_______ | |
| Contingency (10%) | $_______ | $_______ | |
8. Plumbing
| Line Item | Quoted | Actual | Notes |
|---|
| Plumbing rough-in (above slab) | $_______ | $_______ | |
| Hot water system | $_______ | $_______ | |
| Fit-off (taps, basins, toilets) | $_______ | $_______ | |
| Gas fitting (if applicable) | $_______ | $_______ | |
| Stormwater / drainage | $_______ | $_______ | |
| Sewer connection | $_______ | $_______ | |
| Contingency (10%) | $_______ | $_______ | |
9. Electrical
| Line Item | Quoted | Actual | Notes |
|---|
| Electrical rough-in | $_______ | $_______ | |
| Switchboard upgrade / install | $_______ | $_______ | |
| Fit-off (GPOs, lights, switches) | $_______ | $_______ | |
| Data / ethernet cabling | $_______ | $_______ | |
| Smoke alarm system | $_______ | $_______ | |
| Solar panel pre-wire (if future) | $_______ | $_______ | |
| Air conditioning pre-wire | $_______ | $_______ | |
| Contingency (10%) | $_______ | $_______ | |
10. Insulation & Plasterboard
| Line Item | Quoted | Actual | Notes |
|---|
| Wall insulation (batts/foam) | $_______ | $_______ | |
| Ceiling insulation | $_______ | $_______ | |
| Plasterboard supply + install | $_______ | $_______ | |
| Cornice installation | $_______ | $_______ | |
| Plasterboard stopping / sanding | $_______ | $_______ | |
| Contingency (10%) | $_______ | $_______ | |
11. Tiling & Waterproofing
| Line Item | Quoted | Actual | Notes |
|---|
| Waterproofing (wet areas) | $_______ | $_______ | |
| Floor tiles (supply) | $_______ | $_______ | |
| Wall tiles (supply) | $_______ | $_______ | |
| Tiling labour | $_______ | $_______ | |
| Tile adhesive / grout | $_______ | $_______ | |
| Shower screens | $_______ | $_______ | |
| Contingency (10%) | $_______ | $_______ | |
12. Cabinetry & Joinery
| Line Item | Quoted | Actual | Notes |
|---|
| Kitchen cabinetry | $_______ | $_______ | |
| Benchtops (stone/laminate) | $_______ | $_______ | |
| Bathroom vanity units | $_______ | $_______ | |
| Laundry cabinetry | $_______ | $_______ | |
| Built-in wardrobes | $_______ | $_______ | |
| Linen cupboard shelving | $_______ | $_______ | |
| Contingency (10%) | $_______ | $_______ | |
13. Painting
| Line Item | Quoted | Actual | Notes |
|---|
| Internal painting (walls + ceilings) | $_______ | $_______ | |
| External painting / render touch-up | $_______ | $_______ | |
| Feature walls / accent colours | $_______ | $_______ | |
| Paint materials (if DIY) | $_______ | $_______ | |
| Contingency (10%) | $_______ | $_______ | |
14. Landscaping & External
| Line Item | Quoted | Actual | Notes |
|---|
| Driveway (concrete / pavers) | $_______ | $_______ | |
| Paths & steps | $_______ | $_______ | |
| Fencing (new / repair) | $_______ | $_______ | |
| Retaining walls (external) | $_______ | $_______ | |
| Turf / seeding | $_______ | $_______ | |
| Garden beds / planting | $_______ | $_______ | |
| Outdoor entertaining area | $_______ | $_______ | |
| Letterbox / clothesline | $_______ | $_______ | |
| Contingency (10%) | $_______ | $_______ | |
15. Fixtures & Fittings
| Line Item | Quoted | Actual | Notes |
|---|
| Tapware (kitchen, bathroom, laundry) | $_______ | $_______ | |
| Toilets | $_______ | $_______ | |
| Basins / sinks | $_______ | $_______ | |
| Bath (if applicable) | $_______ | $_______ | |
| Towel rails / accessories | $_______ | $_______ | |
| Light fittings | $_______ | $_______ | |
| Powerpoints / switches | $_______ | $_______ | |
| Mirrors | $_______ | $_______ | |
| Kitchen appliances | $_______ | $_______ | |
| Contingency (10%) | $_______ | $_______ | |
Variation Log
Track every variation here. Even small changes add up — a $500 variation on 10 trades is $5,000 off budget.
| Date | Trade | Description | Quoted | Approved | Impact |
|---|
| __/__/____ | ___________ | ___________________________ | $_______ | Y / N | +$_______ |
| __/__/____ | ___________ | ___________________________ | $_______ | Y / N | +$_______ |
| __/__/____ | ___________ | ___________________________ | $_______ | Y / N | +$_______ |
| __/__/____ | ___________ | ___________________________ | $_______ | Y / N | +$_______ |
| __/__/____ | ___________ | ___________________________ | $_______ | Y / N | +$_______ |
| __/__/____ | ___________ | ___________________________ | $_______ | Y / N | +$_______ |
| __/__/____ | ___________ | ___________________________ | $_______ | Y / N | +$_______ |
| __/__/____ | ___________ | ___________________________ | $_______ | Y / N | +$_______ |
| __/__/____ | ___________ | ___________________________ | $_______ | Y / N | +$_______ |
| __/__/____ | ___________ | ___________________________ | $_______ | Y / N | +$_______ |
How to use the Variation Log
Every time a trade asks for more money or you want to change something, write it here BEFORE approving. Get the variation in writing, signed by both parties. Never approve a verbal variation — it will always cost more than they say.