Before building starts, you’ll need to apply for a construction certificate. You do this once you get development consent.  

This certificate confirms that the construction plans and development specifications comply with the Building Code of Australia and other council requirements.

To apply, you’ll need: 

• approved development consent from your local council 
• issued for construction designs info. If issued for construction designs are followed, this allows the builder to comply with the Building Code of Australia and development consent. from your builder or designer 
• to have met all requirements council placed on your development consent 
• to provide details of the work, such as construction plans and development specifications. 

You can choose to get a construction certificate from:

• your local council
• an individual registered certifier (commonly known as a private certifier), or
• a registered body corporate (certification company).

You’ll need to pay to get this certificate. 

Learn more

• How to submit an application for a construction certificate

Registered certifiers assess the compliance of building work with development consent and the Building Code of Australia and are responsible for issuing certain construction certificates. They are regulated by NSW Fair Trading.

Certifiers are independent regulators and do not work for builders or developers. A certifier can only issue certificates if all legislative requirements are met. 

Before appointing a registered certifier: 

• check they have the right class of registration so they can work on your type of building work 
• check that the certifier’s registration and insurance are current 
• look up their name on the NSW Fair Trading disciplinary register, which is separate to the certifier register 
• read the contract for certification work carefully to understand what the certifier is responsible for and what you are. 

If you choose an individual registered certifier or a registered body corporate, the certifier must be registered in one of the following classes:

• building surveyor unrestricted
• building surveyor restricted (all classes of building), or
• building surveyor restricted (class 1 and 10 buildings).

If you choose a certification company:

• the company must be a registered body corporate, and
• the individual building surveyor who carries out the work (on behalf of the company) must hold the appropriate individual registration.

Learn more

• Find a registered certifier 

You must appoint a principal certifier if your development needs approval, such as a development application (DA) or complying development certificate (CDC). 

A principal certifier can be from: 

• your local council 
• a registered building surveyor, or 
• a registered body corporate (certification company). 

You as the owner must engage the principal certifier, not your builder. You can use the same person or firm that issued your construction certificate (registered certifier), but you do not have to. 

If the principal certifier is not council, your principal certifier will need to inform council of their appointment. This must be done at least 2 days before the building work starts.

Check with the principal certifier what they’ll charge before you appoint them. They set their own fees, depending on the size and complexity of the project.  

Payment is required before any certification work begins.

The role of a principal certifier 

The principal certifier will work with you during the construction process and issue you an occupation certificate when the work is completed. 

To do this, they will carry out mandatory inspections throughout the build to make sure the building is safe to occupy. They may also carry out additional inspections, depending on the project. 

A principal certifier can also request further documentation to make sure the build complies with the development consent and the construction certificate.  

If the certifier is aware of non-compliance during the build, they must: 

• issue a written direction to comply  
• refer it to local council if non-compliance continues. 

After the final inspection, the certifier will issue an occupation certificate if all requirements are met. 

The principal certifier's role is to check the building is suitable for occupation. This is different from, for example, guaranteeing the quality of fittings and finishes. 

Your bank or lender will need to formally approve that your construction can begin. 

Once they have approved the loan and received all your construction documentation, they will send you and your builder a formal commencement letter to allow building of your home to start.

Construction must commence within 12 months of the disclosure date on your loan contract.

Note: Construction must commence within 12 months of the disclosure date on your loan contract.

1. Site preparation

The land where you plan to build may need to be prepared for construction. Depending on your site, this may involve flattening the ground or removing trees. If you are doing a knockdown and rebuild, this may include removing existing structures.

Temporary fencing will be erected around the construction site for safety. It’s the builder’s responsibility to assess what fencing and access control is needed and apply for any permissions.

Your property is now a working construction site. Your builder is responsible for the safety of the site. You can learn more about building and construction safety at SafeWork.

Construction must commence within 12 months of the disclosure date on your loan contract.

2. Laying the foundations

After the site is prepared, your foundations can be laid. This is when the site is measured out and poured. Under-slab drainage, moisture barriers and termite protection are also prepared at this stage. 

3. Constructing the frame

Your building frames and external walls are built and roof sheeting, cladding and insulation are added. Wiring and pipes for power, water and gas are installed by licensed electricians and plumbers.

4. Lock-up

All doors, windows and roofing are installed. Your home can now be locked up and kept secure. Once secure, weatherproofers, plumbers, electricians, plasterers, tilers, and carpenters can complete their work.

5. Fit-out

Internal fittings and fixtures are now ready to be installed. This includes lights, power points, tapware, cabinets and benchtops, baths, basins and shower screens.

6. Practical completion

Any final detailing, painting and fencing is completed. Your home is ready for your pre-handover inspection. 

New homes will need to be connected to existing infrastructure for utilities such as: 

• electricity and gas 
• water and sewerage 
• phone and internet. 

There’ll be different processes for each of these services. 

Your builder and licensed tradespeople are responsible for connecting your home to existing infrastructure during the build. Check with them to confirm this has been done.

If you have a construction loan, you must pay your builder in progressive payments at each stage of the build, unless your contract states otherwise. This is a requirement under the Security of Payment legislation. 

Each loan is different, so check your building contract for your progress payment schedule. 

When a payment is due: 

• your builder will provide you with an invoice 
• you will authorise and sign the invoice (this confirms you agree your builder has successfully completed the stage and that the payment can be made.)
• you will forward the invoice to your lender. 

If you have more than one construction loan, it’s important to specify which loan account number the invoice should be debited from. 

Your builder cannot ask for any progress payment in advance of the work being carried out.

Any additional payments made outside of the payment schedule set out in your contract may not be covered for losses under your home building compensation cover.

Important

You should continue to make progress payments even if there’s a defect or you have a dispute with your builder. If you stop making payments, your builder can take legal action to recover the payment. For more information see Defects and warranties and Resolving disputes.

Your certifier will make inspections at key stages of your build. This is to make sure the building is safe to occupy and complies with the development consent and the construction certificate. 

The inspections required for your build are usually listed on your building permits and approvals, and generally include:  

• piers and footings 
• slab 
• frame 
• stormwater 
• wet area (waterproofing) 
• final inspection. 

As the owner, it’s important to work with the principal certifier and the builder during this process. If there are any issues found during these inspections, the certifier must take appropriate action.  If non-compliance continues, the certifier may refer the issue to the council.  

Council can issue penalties and orders to stop work to fix the issue. 

There are some factors outside of your control that can delay your build, including: 

• weather delays  
• shortages of material supplies  
• shortages of qualified tradespeople  
• the number of projects your builder is involved in. 

If the build has begun and there are delays: 

• work with the builder on a solution, remembering you may need to be flexible 
• your builder usually cannot change or increase prices unless there is a variation to the work that you have approved 
• continue to pay your builder as per the contract, otherwise they can take legal action to recover the payments. 

Your contract may have allowances for delays built into it. If your builder cannot meet the deadline in the contract and you have not agreed to an extension, you could be owed money for damages or breach of contract. 

In limited circumstances, you can terminate your contract. This must be done under the terms of the contract. You should seek professional legal advice to fully understand your rights, as your builder may take legal action for damages and expenses if you terminate the contract.   

For information on resolving disputes with your builder, see Resolving disputes.

Important

It’s important to be prepared in case your build is delayed. You might want to consider your accommodation options if you cannot move into your new home on time. Check if the liquidated damages clause in your contract reflects the actual cost of not being able to take possession, such as ongoing rent.

Quality assurance (QA) is an agreed set of standards for minimum quality. While not all builders have a formal QA process in place, it can help avoid issues as it’s a way to ensure that all decisions meet these standards. 

If you have not already done so, ask your builder what their quality assurance processes are. 

Questions to ask your builder: 

• What is your quality assurance process?
• What materials are you using for the construction? 
• Is your equipment safe to use in this environment?
• Do your workers have the right qualifications and skills?

Questions to ask your principal certifier: 

• What happens if you find a defect during a critical stage inspection? 
• What happens if a critical stage inspection is missed? 
• What is your process for the occupation certificate?

You may want to do a supervised walkthrough of the construction site at key stages of the build. This can help put your mind at ease as well as identify any issues before the build is complete. 

You’ll need to arrange this with your site supervisor or builder. As it’s a working construction site, they’ll need to grant you permission as well as supervise your visit. It may be a breach of your contract if you enter the building site unsupervised without permission.

Building codes and standards

Building codes and standards set out the minimum requirements for new buildings and construction in Australia. 

Talk to your site supervisor or builder if you notice any defects or have any concerns. It’s much easier to fix issues during the build rather than waiting until it’s complete. 

Check the dispute clause in your contract if you cannot resolve the issue directly with your builder.

If you still have concerns after talking to them and checking your dispute clause, you can contact your principal certifier. 

If you have any concerns about the safety of the construction site, talk to the site supervisor immediately. You can learn more about building and construction safety at SafeWork.

You can also contact SafeWork to anonymously report an unsafe workplace.