Stage 1: Pre-Construction
Everything that needs to happen before a shovel hits dirt. This is where most owner-builders lose months — get it right and the rest flows.
Development Application (DA) or Complying Development Certificate (CDC) approved
Who: You + Council / Private Certifier
CDC is faster (10 days vs 40+ for DA) but only works for straightforward builds that meet all DCP controls.
Construction Certificate (CC) obtained
Who: Private Certifier
You can't start construction without this. The CC confirms your plans comply with the Building Code of Australia.
Owner-builder permit/licence obtained
Who: You
Requirements vary by state — NSW needs Fair Trading approval for work >$10K. Check your state guide.
Home warranty insurance arranged (if required)
Who: You
Required in most states for work over $20K. Must be in place BEFORE construction starts.
Contract works insurance in place
Who: You
Covers the structure during construction against fire, storm, theft, vandalism. Non-negotiable.
Public liability insurance ($20M minimum)
Who: You
Protects you if a trade or visitor is injured on your site. Most trades require you to have this.
Workers compensation arranged (if hiring labourers)
Who: You
Only needed if you're directly employing labourers. Subcontractors should carry their own.
Soil / geotechnical report completed
Who: Geotechnical Engineer
Determines your slab type and footing design. Reactive soil = more expensive slab.
Survey (boundary + levels) completed
Who: Registered Surveyor
Confirms your boundary lines and site levels. Building over the boundary is catastrophic.
Engineering drawings finalised
Who: Structural Engineer
Separate from architectural plans — the engineer sizes your footings, steel, and bracing.
Stage 2: Site Preparation
Getting the site ready for construction. The cost here depends heavily on whether you're demolishing an existing structure.
Demolition completed (if knockdown rebuild)
Who: Demolition Contractor
Ensure they provide a demolition plan, asbestos report, and council notification.
Asbestos inspection and removal (if pre-1990 structure)
Who: Licensed Asbestos Assessor + Removalist
NEVER handle asbestos yourself. Fines are up to $50,000 and it's genuinely dangerous.
Site cleared and levelled
Who: Earthworks Contractor
If the site needs a cut/fill, get the geotech to sign off on compaction before pouring.
Temporary fencing installed
Who: You / Fencing Contractor
Required by council on all construction sites. 1.8m high, temporary pool fencing works.
Portaloo delivered
Who: Hire Company
Required on-site from day one. Budget $200-300/month.
Temporary power and water connected
Who: Electrician + Plumber
Apply through your local distributor. Can take 2-4 weeks — do this early.
Skip bin or waste management plan in place
Who: You / Waste Contractor
A dedicated skip from frame stage onwards saves constant cleanup. Budget $400-600 per skip.
Stage 3: Slab / Foundations
The slab is your build's foundation — literally. Mistakes here are the most expensive to fix because everything sits on top of it.
Under-slab plumbing rough-in completed and inspected
Who: Plumber + Certifier
MUST be done before the pour. Triple-check pipe positions against your bathroom/kitchen layout.
Termite barrier / treatment installed
Who: Pest Control
Physical and/or chemical barrier required by BCA. Keep the certificate — you'll need it at handover.
Reinforcement (reo mesh + bar) laid per engineering specs
Who: Concreter
Your engineer specifies the reo schedule. Bar chairs must be at the right height.
Pre-slab inspection passed
Who: Private Certifier
The certifier must inspect the slab setup BEFORE the pour. No inspection = no pour.
Concrete poured, finished, and curing
Who: Concreter
Slab needs 7+ days to cure before framing. Keep it wet in hot weather.
Post-slab survey completed
Who: Registered Surveyor
Confirms the slab is in the right position and at the right level. Required by certifier.
Stage 4: Frame
Framing is when your build starts looking like a house. It's also the most physically impressive — and expensive — stage.
Wall frames erected and braced
Who: Carpenter / Framer
Check all frames are plumb and square before the certifier arrives. Use a long spirit level.
Roof trusses installed
Who: Carpenter + Crane Operator
Trusses are engineered — never modify them on-site without engineer approval.
Structural steel installed (lintels, posts, beams)
Who: Steel Fabricator + Carpenter
Verify steel sizes match engineering drawings. Wrong steel = structural failure.
Frame inspection passed
Who: Private Certifier
The certifier checks frames, bracing, and tie-downs against engineering specs. Must pass before cladding.
Scaffolding in place for upper work
Who: Scaffolding Company
Budget $2,000-5,000 depending on house size. Don't let trades use ladders for extended work.
Stage 5: Lockup
Lockup means the house is weather-tight — roof on, windows in, external cladding done. After this, internal trades can work rain or shine.
Roof sheeting / tiles installed
Who: Roofer
Check for any gaps, lifted sheets, or missing screws before the roofer leaves site.
Fascia, guttering, and downpipes installed
Who: Roofer / Plumber
Downpipes must connect to stormwater — not just dump water at the foundation.
Windows and external doors installed
Who: Window Installer
Check all windows open/close correctly and flashing is properly sealed.
External cladding / brickwork completed
Who: Bricklayer / Cladding Installer
Verify weep holes are clear and wall ties are properly installed.
Wall wrapping / sarking installed
Who: Carpenter / Cladding Team
Required by BCA for weather protection and energy efficiency.
Stage 6: Roughing (First Fix)
The "guts" of the house — plumbing pipes, electrical wiring, and HVAC ducting all go in before the walls are closed up.
Plumbing rough-in (above slab)
Who: Plumber
Verify hot/cold pipe positions match your bathroom and kitchen plans.
Electrical rough-in (wiring, switchboard, GPO positions)
Who: Electrician
Walk through every room with your electrician and mark GPO/switch positions on the frame.
HVAC ducting installed (if ducted A/C)
Who: HVAC Installer
Must be done before insulation goes in. Check duct sizes match the HVAC engineer's spec.
Data / ethernet cabling run
Who: Data Cabler / Electrician
Run Cat6 to every room you might want ethernet. Wi-Fi is not a substitute for wired connections.
Insulation installed (walls and ceiling)
Who: Insulation Installer
Must meet the R-values specified in your energy report. Common shortcut area — check it yourself.
Stage 7: Fitout (Second Fix)
The house starts looking like a home. Plasterboard goes up, then cabinetry, tiling, and all the fit-off trades come through.
Plasterboard installed and stopped (sanded smooth)
Who: Plasterer
Run a light along the walls at night to check for imperfections before painting.
Waterproofing completed in wet areas
Who: Waterproofer
The membrane must be inspected and pass BEFORE tiling. No shortcuts — leaks destroy houses.
Waterproofing inspection passed
Who: Private Certifier
Certifier must sign off on the waterproofing membrane. Tiles cannot go on without this.
Tiling completed (floor and wall)
Who: Tiler
Check grout lines are consistent and no tiles are hollow (tap them — a hollow sound means poor adhesion).
Cabinetry installed (kitchen, bathroom, laundry)
Who: Cabinet Maker
Check all doors and drawers operate smoothly. Soft-close should be fitted to everything.
Benchtops installed
Who: Stonemason / Fabricator
Template AFTER cabinetry is installed, not before. Measure twice, cut once.
Stage 8: Finishing
The final trades. Painting, fit-off (taps, lights, switches), and all the details that make a house liveable.
Internal painting completed (walls, ceilings, trims)
Who: Painter
3 coats minimum — 1 primer + 2 finish. Check in natural light for missed spots.
External painting / render completed
Who: Painter / Renderer
External paint should be acrylic-based for weather resistance.
Plumbing fit-off (taps, toilets, basins, showers)
Who: Plumber
Turn on every tap and flush every toilet. Check for leaks under all basins.
Electrical fit-off (lights, GPOs, switches, smoke alarms)
Who: Electrician
Test every single power point and light switch. Check smoke alarms are interconnected.
Floor coverings installed (carpet, timber, vinyl)
Who: Flooring Installer
Flooring goes in AFTER painting to avoid paint splatter. Protect with drop sheets during remaining work.
Door hardware installed (handles, locks)
Who: Carpenter
All external doors must have deadlocks. Test every lock and keep all keys together.
Stage 9: Landscaping
Driveway poured / paved
Who: Concreter / Paver
Driveway must slope away from the house for stormwater drainage.
Fencing completed (permanent)
Who: Fencing Contractor
Check boundary pegs before installing. Building on the neighbour's side is a costly fix.
Paths, steps, and retaining walls done
Who: Landscaper / Concreter
All paths should slope away from the house. 1-2% fall is standard.
Turf / garden beds installed
Who: Landscaper
Turf needs daily watering for 2-3 weeks to establish. Budget for the water bill.
Letterbox and clothesline installed
Who: You / Handyman
The clothesline is often the last thing installed and the first thing you need.
Stage 10: Handover
The final stretch. Inspections, sign-offs, and getting the keys to your new home.
Final inspection passed
Who: Private Certifier
The certifier walks the entire property. Fix any defects before requesting this inspection.
Occupation Certificate (OC) issued
Who: Private Certifier
You CANNOT legally live in the house without an OC. This is the most important document.
All trade warranties and certificates collected
Who: You
Collect: waterproofing cert, termite cert, electrical cert, plumbing cert, gas cert, energy cert.
Final meter readings taken (power, water, gas)
Who: You
Take photos of all meters on handover day. Contact providers to switch from construction to residential.
Council notification of completion submitted
Who: You / Certifier
Some councils require you to notify them that construction is complete.
Home and contents insurance activated
Who: You
Switch from contract works insurance to home and contents on the day you get your OC.