Building a custom home is one of the most rewarding, and most complex, projects you'll undertake in your lifetime. The difference between a build that runs smoothly and one that's fraught with stress often comes down to preparation. Use this checklist to ensure nothing critical falls through the gaps.
Before You Sign Any Contracts
Land and Site
- Confirm your land is zoned for residential development and understand any overlays (heritage, vegetation, flood, bushfire)
- Obtain a geotechnical report to understand soil classification and footing requirements
- Identify the slope and likely earthworks costs
- Check service connections, water, sewer, gas, electricity, NBN
- Review any covenants or easements on the title
- Obtain a section 32 vendor statement and have it reviewed by a solicitor
Budget
- Establish a realistic total budget including land, construction, site costs, fees, and a contingency of at least 10%
- Understand the difference between a base house price and a turn-key price (including all selections, landscaping, and externals)
- Get finance pre-approved with a lender experienced in construction loans
- Factor in holding costs, you'll likely need to rent or stay elsewhere during construction
- Understand stamp duty obligations and first home buyer concessions if applicable
Choosing Your Builder
- Verify the builder holds a current Domestic Builder (Unlimited) licence with the VBA
- Check the builder carries Domestic Building Insurance (DBI), required by law for contracts over $16,000
- Ask for references from clients with similar projects and ring them
- Visit completed projects in person if possible
- Review the building contract carefully, ideally with a solicitor, before signing
During the Design Phase
- Prepare a detailed design brief, how you live, how many people, what you love and hate about your current home
- Identify non-negotiables vs. nice-to-haves early so you can manage budget if needed
- Consider how your needs may change over the next 10–20 years (ageing in place, growing family, working from home)
- Discuss technology integration requirements before walls are framed
- Review engineering requirements for any long spans, cantilevers, or large glazing elements
- Understand energy rating requirements (7-star NatHERS minimum since 2022)
During the Approval Phase
- Confirm whether a planning permit is required and what the likely timeframe is
- Lodge building permit documentation promptly, delays here cascade through your programme
- Obtain an asset protection permit from council before any site works commence
- If demolishing, arrange an asbestos inspection and licensed removal if required
During Construction
- Make all selections on time, delayed selections are one of the most common causes of programme delays
- Attend key milestone site meetings and raise any concerns promptly
- Understand the mandatory inspection stages and confirm your building surveyor is attending each
- Avoid scope changes after framing stage, variations are expensive and disruptive
- Keep a record of all communications with your builder in writing
At Handover
- Conduct a thorough pre-handover inspection with your builder and note any defects
- Ensure all warranties, manuals, and compliance certificates are provided
- Confirm the Certificate of Occupancy has been issued
- Understand your statutory warranty rights, 10 years for major defects under Victorian law
- Take time to have appliances and systems demonstrated before your builder leaves
Building a custom home is a journey. With the right builder, a clear brief, and careful preparation, it can be one of the most fulfilling experiences of your life. Varcon has guided hundreds of Melbourne families through this process, and we'd be delighted to guide yours.
