What happens during each stage of a new home build?

By Alessandro Tarzia · Builder & Director, Ottimo Homes · 15+ years' industry experience · ACT Builder Licence 20121515

Before work begins

Construction starts only after the design, building approval, contract, builder appointment and commencement requirements are in place. Major selections should be sufficiently resolved for the builder to order materials and coordinate the trades. On a knockdown rebuild, demolition and site clearance also need to be completed safely.

The site is then established with the required fencing, amenities, safety measures and access. The home is set out in its approved position and the existing levels and service locations are checked before excavation begins.

Site preparation and foundations

Excavation creates the levels needed for the home, drainage and external work. Footings, under slab services, reinforcement and the concrete slab or floor structure are then prepared in accordance with the engineering. The exact method depends on the design and ground conditions.

Required inspections occur before work is covered or concrete is poured. This is one reason the early site information and structural documents are so important. Decisions made below the ground support everything that follows above it.

Frame and lockup

The frame establishes the shape of the home. Walls, upper floors where applicable and the roof structure are erected, checked and prepared for the building envelope. Roofing, windows, external doors and wall systems then begin to make the structure weather resistant.

Lockup is a defined contract stage rather than a statement that every external detail is complete. The exact work included at that point should be described in the contract. The building certifier also inspects the structural framework at the required stage before internal linings conceal it.

Services and internal finishes

Plumbing, electrical, heating, cooling and communications services are installed through the structure before insulation and plasterboard. Waterproofing, cabinetry, internal doors, skirtings, tiling, painting, flooring and other finishes follow in a carefully planned order.

The fit off stage brings the working parts of the home together. Tapware, sanitary fixtures, switches, lights, appliances and heating and cooling components are installed and tested. Electrical, plumbing, drainage and gas work also have their relevant inspection and certification requirements.

Completion and handover

Near completion, the builder checks the home in detail, finishes outstanding work, tests systems and prepares the property for the final walkthrough. The owner and builder record anything that still needs attention, and those items are managed through to completion rather than left for the owner to chase.

Handover includes the keys and the relevant completion documents, certificates, warranties, manuals and maintenance information. It is also the beginning of living in the home, when questions can arise as everything is used for the first time. Ottimo Homes remains available after handover, with the aim of building a lasting relationship that continues well beyond the formal warranty process.

Communication through every stage

A construction programme is easier to understand when communication is consistent. At Ottimo Homes, Alessandro coordinates the site and trades directly, provides regular progress updates and explains changes or delays when they arise. Site visits can be arranged at appropriate stages so you can see the work while following the safety requirements of an active building site.

If you are still planning the overall programme, our guide to how long it takes to build a new home in Canberra explains the work that occurs before and during construction. To see how Ottimo Homes manages this process for clients, visit the custom home builder in Canberra page.