Thinking about building or extending your home? It’s an exciting journey – but one that involves careful planning, paperwork and the right team. At Milliken Builders, we want to make the process as smooth as possible. Here’s a step-by-step overview to help you understand what’s involved from your first meeting to start of construction.
Step 1: The Initial Meeting
Your first step is to meet with us. Most clients come in eager to know the cost, start date and timeline – but at this early stage, it’s often too soon for definitive answers. What’s more important is getting to know each other.
When you hire a builder, you’re inviting them into your home and life for several months. That’s why this initial meeting is crucial. It’s a chance to see if the builder-client relationship feels like a good fit. We’ll also discuss what’s possible on your property and point you to the next step.
Step 2: Getting Your Plans Drawn
Extensions and new builds require detailed drawings and either a Development Application submitted directly to your local Council or a Complying Development Application (CDC) submitted through a Private Certifier. To learn more about DAs and CDCs check out our blog How do I Figure out if I Need a Development Application.
The next step is to meet with a draftsperson or architect.
Most drafts people offer a free initial consultation. After that, they’ll provide a quote outlining their services which may include:
- Concept drawings with revisions
- Final plans (site plan, floor plan, elevations, construction plans)
- Submission of the DA or referral to a Private Certifier for DCD.
Some drafting companies offer additional services such as
- Getting quotes for Certification, Engineering and Surveying
- Coordinating Certification, Engineering and Surveying
Not all drafts people offer all these services. If they do, they may not automatically include everything in their quote. So be sure to ask what services they offer and check what is included in your quotation.
Your draftsperson will ensure your plans meet Council requirements and they can give you expert advice on whether you require a Development Application or a Complying Development Certificate.
Step 3: Council Approval
Before the late 1990s, getting a build approved in NSW was a one-stop shop. Your local Council did it all. From reviewing your plans to inspecting the build and issuing the final certificate, Councils were the gatekeepers of the entire process.
But in 1997-1998, things started to shift. In an effort to streamline approvals and reduce delays, NSW introduced private certification. This meant that while complex projects still went through Council via a Development Application (DA), simpler builds could now be fast-tracked through a Complying Development Certificate (CDC) issued by a Private Certifier.
Private Certifiers didn’t just handle approvals. They took over key parts of the certification process, too. They began issuing Construction Certificates (for DAs) and CDC, conducting building inspections and even signing off on the final Occupation Certificate.
Curious about what building certification involves? Check out our guide: What is Building Certification and Do I Need It?
Step 4: Builder’s Quote, Contract and Home Owners’ Warranty Insurance
When you’re planning a build, it’s natural to want cost clarity early on. Our builder may agree to give you an estimate before Council approval, but a fixed-price quote can only be provided once he has received your stamped DA or CDC plans. To prepare a complete and accurate quote, he’ll also need your BASIX report and engineering drawings.
Once the scope of work is locked in and you’ve accepted our quotation, the next step is preparing a Major Works Contract. This contract must be signed by all property owners and the builder. It’s a key legal document that outlines the responsibilities and expectations for your project.
After the contract is signed, we will arrange Home Building Compensation Fund (HBCF) Insurance. This is commonly known as Home Owners Warranty Insurance. This policy is mandatory for residential building projects over $20K and protects you in the case we are not able to complete the contracted work.
Step 5: Certifiers and Your Construction Certificate
Construction can’t begin until you have a Construction Certificate. If your draftsperson isn’t organising this on your behalf you’ll need to hire a Certifier. Certifiers:
- Issue the Construction Certificate
- Conduct inspections during construction
- Issue the final Occupation Certificate.
Certifiers will provide a quote, require a signed service agreement and usually will request upfront payment. They’ll review your plans and ensure all required information and documents have been provided including things like:
- Approved stamped plans
- Survey report
- Engineering drawings
- Sydney Water building approval
- Long Service Levy payment receipt for projects over $250K
- Home Owners Warranty Certificate
- Dilapidation report, site management report, waste management report
- any other information they deem necessary.
Step 5: Start Construction!
Once you have received your Construction Certificate you’re ready to begin building! With our team and the right preparation, your build can move forward smoothly and confidently.
Need Advice or Have Questions?
We’re here to help step-by-step. Whether you’re just starting to explore your options or ready to build, reach out to Milliken Builders for expert advice and support.
