PrintOnce you have chosen a builder, site inspections can start after you sign a preliminary agreement. Find out about getting a quote and what can cause delays to your build.
1. Understand your costs
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Learn about the cost considerations for your Approve phase.
Some costs are mandatory and are part of the planning and council application. Other costs will be dependent on your type of contract, your house package inclusions, and your council area.
* Indicates a mandatory step and cost
Planning costs
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*Initial deposit
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Expect to pay a deposit once you sign your home contract. This will be a maximum of 10% of the total cost. Speak to your bank or lender to find out your required deposit. |
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*Site survey
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A land surveyor will need to prepare a detailed survey that sets out the features of your land and adjacent blocks. Council will require this as part of the development application or complying development certificate. Check with your builder if this is included in your package. If not, you will need to hire an independent surveyor to create the survey. |
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Preliminary builder fees
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Most builders will charge a set of fees for the inspection, planning, design and before building your home. Fees will depend on your builder, your land and chosen property. Check the cost and inclusions of these fees with your builder. |
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Geotechnical report
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Depending on your land and location, your builder may request a detailed analysis of subsurface conditions. This helps to understand earth materials like rock, sand or clay which will impact how a house is constructed. Check with your builder if this is included in your package. If not, you will need to hire an independent specialist to create the report. |
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Design, fixtures, and furnishings
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If engaging in a new house and land package or building a project home, you will have certain inclusions as part of the base price. Be aware that if you want to add or change any designs, fixtures and furnishings, you may need to account for additional costs. Speak to your builder to understand your inclusions and exclusions. |
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Legal fees
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If you wish to seek any legal advice regarding your home building contract before you sign it, check with your solicitor or legal advisor for their costs. |
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Additional reports or assessments
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Additional reports may be required by your builder or your council throughout the building approval process. It’s important to check with your builder if any costs for additional reports are covered by your home building contract. |
Application and approval costs
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*NSW Planning Portal fees
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The Department is introducing service fees for certain applications on the NSW Planning Portal. These fees are different to the lodgement and assessment fees charged by councils and private certifiers. Visit the NSW Planning Portal to find out which fees apply for your application. |
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*BASIX Certificate
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You must complete a BASIX assessment and pay for a BASIX certificate to demonstrate your proposed house is compliant with sustainability regulations. |
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*Development application (DA) council fees
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For development approvals with a development application, submission and assessment fees are charged by the local council. Fees vary between council areas. Contact your council to find out which fees apply to the development application process. Search your address to find your local council. |
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*Construction certificate (CC)
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When development consent is granted, a construction certificate is required from your local council or registered certifier, before work can start. Check with your local council or registered certifier for application instructions and if fees apply. |
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Concurrence and referral fees
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Fees can apply if your development application needs to be referred to another NSW Government agency or council to seek advice or agreement. Your council will advise if they need to make a concurrence and referral. Visit NSW Planning for more information. |
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Local infrastructure contributions
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Some new builds are required to pay an infrastructure contribution or levy as part of the application process. Check with your local council to understand the fees applicable to your application. |
2. Signing a preliminary agreement
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Once you’ve completed the research phase and have chosen a builder, you should get a preliminary agreement from them. This is also known as a preliminary quote or preliminary contract.
This agreement will allow the builder to coordinate initial assessments of your site prior to designing plans or submitting applications.
Given the time and effort involved in these assessments, there’s usually a fee charged for the agreement.
3. Building quote process
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The steps your builder takes to give you a detailed cost estimate for your build includes:
Builder conducts site assessments
Your builder will conduct site assessments and request reports from specialists, so they have all the information they need to assess your land for construction.
Builder draws up detailed plans
The detailed drawing plans for your house can be created once your builder receives the reports back from any specialists they have consulted.
Your chosen house design may be altered to suit your block, or any additional variations you have requested may be added to the plans at this time.
Your builder will confirm your choices for any fittings or fixtures in the home.
Builder provides detailed cost estimate
Your builder will provide you with a more detailed cost estimate for your build. This is sometimes called a tender.
It should break down all the costs for you, and if those costs are fixed (the amount will stay the same) or variable (the amount quoted is subject to change).
There are other costs you will need to consider throughout your building journey.
4. Understand build delays
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The process of building a new home can take a long time, and includes planning, approvals and construction.
Before starting your build, it’s important to note that many factors may affect your timeframes, including:
- the development approval process
- weather delays
- shortages of material supplies
- shortages of qualified tradespeople
- variations to your build design
- the number of projects your builder is involved in.
5. Initial site assessment reports
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Check with your builder if the costs and coordination of the site assessments are covered in your preliminary agreement.
Your builder may engage industry specialists for you, or you may choose to hire independent specialists.
These are some common site assessment reports, but you may need other reports depending on your specific site and build.
Engaging specialists during this period will help you to get the right reports and may simplify your application process.
| Item | Information |
| Site Inspection | An initial visual inspection of the site by the building company |
| Site Survey |
A land surveyor will prepare a detailed survey that sets out the features of your land and adjacent blocks, including boundary measurements. Surveys they may undertake include:
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| Engineering Report | The engineering report is required to determine specific site, soil and wind classification for the house design. To support the soil component of the engineer's report, you may be requested to obtain a geotechnical report, which is a detailed analysis of subsurface conditions by a geotechnical engineer. This report will help your engineer design the structural components of your chosen house design. |
| Arborist Report | An arborist will make an assessment of the location and health of trees on the site. |
6. Getting a BASIX certificate
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Your build must comply with the Building Sustainability Index (BASIX) and you will need a BASIX certificate to submit with your building application.
- You can apply for the BASIX certificate, or your builder can apply on your behalf.
- When ready, log in to BASIX. First time users will need to register their details.
- Once the assessment is complete, you will need to pay the relevant fee.
- A BASIX certificate will be issued.
- Submit your BASIX certificate with your development application or complying development certificate.
Once you are ready to start the assessment, log in to BASIX below.
Learn more
Read the latest BASIX FAQs to help guide you through the assessment process.
7. Overview of planning approval certificates
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You or your builder will need to apply for a range of planning certificates throughout the process of building a new home.
There are some common certificates you should be aware of.
| Certificate | Information |
| BASIX Certificate | The Building Sustainability Index (BASIX) assesses that your proposed property meets sustainability requirements. |
| Development application | A formal application for development that is usually made to your local council via the NSW Planning Portal. It consists of standard application forms, supporting technical reports and plans. |
| Compyling development certificate (CDC) | A combined planning and construction approval for straightforward development that can be determined through a fast-track assessment by a council or registered certifier. |
| Construction certificate | When development consent is granted, a construction certificate is required from your certifier before work can start. |
| Occupation certificate | The occupation certificate authorises the occupation and use of a new building or part of a building. |
8. Understand and review your building contract
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Take the time to review and read your entire contract. The contract will detail what is and is not included in your build. This will vary from builder to builder.
You should get legal advice if your builder has included any special conditions in your contract.
If there is anything you do not understand in the contract, be sure to:
- ask your builder
- seek legal advice, or
- call NSW Fair Trading for assistance.
NSW Fair Trading can assist with ensuring the contract complies with legislative requirements. They also have free building contract templates you can download and use.
9. Understanding the Home Building Compensation Scheme
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Your principal contractor must obtain home building compensation insurance if the contract price is more than $20,000 including GST, unless the work is exempt from insurance requirements.
The Home Building Compensation Scheme protects you if your principal contractor is unable to complete work or honour statutory warranties because of their insolvency, death, disappearance or licence suspension for not complying with a court or tribunal order to pay compensation to you.
Your principal contractor must give you proof of home building compensation insurance before starting work or asking for any payment, including a deposit.
The cost of the home building compensation insurance must be stated in your building contract.
Check your builder has valid home building compensation insurance.
Check cover
Learn more
10. Checking the contract checklist
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Residential building work worth more than $20,000 requires an extensive home building contract and there are certain items it must contain.
Before you build, review and complete the contract checklist to make sure you understand the rights and responsibilities of yourself and your builder.
Signing your contract
You are ready to sign your contract if:
- you have been able to answer yes to all the questions in the contract checklist
- you are satisfied you understand your rights and obligations
- you are satisfied you understand the rights and obligations of your building company.
Before you sign your home building contract, or if you do not understand your contract, you may want to seek independent legal advice.
Contact NSW Fair Trading for assistance and information regarding home building contracts.
Contract variations
A variation is a change or adjustment made to what has already been agreed to in a signed contract.
Variations must be:
- in writing
- attached to the contract
- signed by both you and the contracting builder or tradesperson, or their nominated supervisor or agent.
Variations may affect your contract price.
Learn more
- Visit NSW Fair Trading to find out about variations.
11. Building approvals
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Depending on your type of development, there are different applications for building approval. Use the free pre-application tool to know which one is right for your build.
Application types
There are 3 main application types for small residential developments:
The majority of project homes use complying development certificate applications. Knockdown and rebuild projects and new house and land packages use either a development application or a complying development certificate.
How to use the pre-application tool
When you click on the pre-application tool link, you’ll be redirected to the NSW Planning Portal.
Your myHome Planner property summary will help you answer the questions.
12. Start your application
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Once your building application is ready, you or your builder can start the submission process in the NSW Planning Portal.
Who can submit the application?
Often your builder or another industry professional will make the building application on your behalf.
To avoid any confusion, ask your builder if they are completing the application for you.
Your application type
Check your pre-application report, as it will tell you what type of building application you or your builder need to make.
Your guide to development application (DA)
Development application is a formal application for development that is usually made to your local council and consists of standard application forms, supporting technical reports and plans.
Your guide to complying development (CDC)
Complying development is a combined planning and construction approval for straightforward development that can be determined through a fast-track assessment by a council or a registered certifier.
Document requirements
For both DA and CDC applications you’ll need to submit a number of documents.
Documents may include:
- site plans
- detailed drawings of proposed works
- BASIX certificate
- fire safety requirements.
Find the full list of application requirements at the NSW Department of Planning, Housing and Infrastructure.
Submit your building application
If you are ready to begin your application, select the button and you will be redirected to the NSW Planning Portal.
13. After you submit your application
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Once you have submitted your building application, it will go through an assessment process and a decision will be made as to whether development approval is granted.
Understanding the application process
The application process will depend on the type of building application you submit.
Development Application
- Council will start processing your application and assign you an assessment officer.
- Your assessment officer will carry out the assessment.
- The assessment may require some back and forth between you, your builder and your assessment officer.
- Your assessment officer may request more documentation or further reports from you.
- Council will decide if your building application is approved or not. This is known as development consent.
- If your development application is refused or granted with conditions you find unacceptable, you can request a review, submit an appeal to the Land and Environment Court, or modify and resubmit your development application.
- Once you receive development consent you are approved to carry out the development as proposed in your development application.
- You’ll need to get a construction certificate before any building work can commence. You can obtain your construction certificate from council or an accredited certifier. See Before you start your build.
Complying Development
- The application is sent to the nominated certifier for review.
- The certifier will discuss payment and any additional requirements with you directly.
- If neighbour notification is required, the certifier will complete this.
- A decision on the application should be received within 20 days of you submitting your application.
Communicating with your assessment officer
For a development application, your key point of contact at council will be your assessment officer.
Your council will usually set a future ‘call back’ date, when your assessment officer will call you to:
- introduce themselves
- discuss the progress of the application
- address any issues.
During the application process, your assessment officer will also:
- ask you for any additional information they need
- inform you of council’s decision.
If your builder or someone else has submitted the application on your behalf, then council will contact them directly.
Receiving development consent
Development consent is an important legal document and your home must be built according to its conditions. It is your responsibility to make sure all work completed complies with the development consent.
If your home is not built to the consent conditions, you may either face penalties or have to fix your home to meet the conditions.
The conditions of consent can change your existing design plans, such as reducing heights or requiring a retaining wall. These changes may increase the cost of your construction but must be undertaken if you want your project to continue.
Read your development consent conditions and discuss these with both your builder and certifier.
Development application FAQs
Modifications to your application can take a long time and cost more money. It is better to get the application right at the beginning of the process.
Do I need to notify my neighbours?
Once your development application (DA) is lodged, your council may notify your neighbours via an onsite notice, individual letters or an ad in the local paper.
During the DA process, your neighbours can view your proposed plans and submit any concerns.
How long does my development consent last?
The consent lasts 5 years unless another period is specified by council or your build has started, in which case consent does not lapse.
What are the possible outcomes of my development application (DA)
- Development consent is granted, with conditions.
- Development consent is refused, with reasons.
- Development consent is deferred until one or more important matters are resolved.
Can I make changes to my approved plans or conditions?
If you make changes to approved plans, you can apply for a modification of consent.
You can apply to change certain parts of the development. However, the development must remain primarily the same as the development for which the original consent was granted.