Many homeowners think, “We’ve had our DA approved; we’re ready to sign with a builder” — but don’t realise they’re missing critical documents. Without these, they risk massive delays, unforeseen costs, and more stress than they bargained for.
Truth is, while getting your Development Approval is a milestone worth celebrating, it’s not the only green light you need.
And it goes beyond approvals. The effort you put into preparing detailed plans and documents early on can make or break your homebuilding project.
Sue and Greg Learnt This the Hard Way
They’d just received their Development Approval and assumed that meant they were ready to lock in their builder. Excited to move forward, they accepted a quote for $400,000.
But the plans they provided weren’t complete. There were no electrical diagrams, no structural drawings, no schedules of finishes or fixtures — and they hadn’t prepared a BASIX report. Instead of flagging these gaps, the builder went ahead and based the quote on provisional sums.
And as the build progressed, the real costs started to emerge.
Without electrical diagrams, the builder had no clear plan for wiring and power points, which meant Sue and Greg had to make decisions about these on the spot. The missing BASIX report also meant changes had to be made during construction to meet glazing and insulation requirements, adding unexpected costs. And when it came to finishes and fixtures, their $20,000 allowance for lights, dimmers, and ceiling fans ballooned to $45,000 as they made their selections.
Other costs started stacking up too, and before they knew it, their $400,000 project had skyrocketed to $600,000.
Why Sue and Greg’s Story Isn’t Unique
Their experience highlights a common problem: many homeowners don’t realise how much detail builders need to quote accurately.
But it isn’t just the homeowners’ fault.
Many builders fail to flag missing documentation or warn homeowners about the risks of moving forward without it. And then, when they proceed with the quote, they often rely too heavily on allowances and provisional sums — placeholders that might seem reasonable on paper but rarely match reality once construction begins.
No matter who’s at fault, though, the result is the same: delays, budget blowouts, and unnecessary stress.
The Solution? Have All the Right Paperwork in Place
… and make sure your builder is upfront about what’s missing before you sign.
Here’s what you need:
Document #1: The construction certificate. This is the next big step after your DA approval. It’s all about making sure your plans meet the building codes and tick all the boxes for compliance. It gives you the green light to start construction. Without it, you’re stuck. You legally can’t hammer in a single nail.
Document #2: The BASIX report. This must-have document sets out sustainability requirements for your home, like energy efficiency, water usage, and thermal comfort. It’s all about making sure your plans meet environmental standards from the get-go. For example, it might detail the type of glazing and insulation you’ll need to keep your home energy efficient or include water-saving measures like rainwater tanks or efficient taps. Without it, your builder’s left guessing — and that can lead to expensive changes mid-build.
Document #3: Structural engineering drawings. Think of these as the “Lego manual” for your house. They show exactly where to place timber, steel, and other materials, ensuring everything is built to code and structurally sound. Without them, you risk costly mistakes or delays when things don’t line up on site.
Document #4: Electrical circuit diagrams. These diagrams map out exactly where your power points, lights, and wiring need to go, acting as the blueprint for your home’s electrical system. Without them, you risk allowances that fall short, misplaced outlets, or an electrical layout that doesn’t suit your needs — all of which can lead to costly and time-consuming fixes later.
Document #5: Schedules of finishes and fixtures. From tapware to tiles, these are the finishing touches that bring your vision to life. A detailed schedule gives your builder the specifics they need to price accurately and plan ahead. Skip this step, and you’ll likely face confusion and miscommunication when it’s time to order materials. Not to mention unexpected expenses.
The Bottom Line: Nobody Likes Costly Surprises
That’s why it’s critical to think beyond your DA and have all your paperwork in place before you sign a builder’s contract. It’ll help you get a more accurate estimate and avoid the chaos of mid-project adjustments and blown-out provisional sums.
But there’s more to building your dream home than getting your paperwork right — which is why we’ve put together this free guide for you to download:
7 Things You Must Know Before Designing a New Home
It’s packed with insights to help you sidestep the common construction pitfalls that catch far too many homeowners off guard.
*Disclaimer: Names and identifying details have been changed to protect the privacy of individuals. These stories are based on real events, and any resemblance to actual persons is coincidental.