House Building Process: An Architect’s Blueprint of the 10 Essential Steps

The house building process is an exciting exercise, especially for first-time homeowners. But at the same time, building a house involves many complicated steps. A full understanding of what these steps are should add to the excitement of having your house built.

In this blog post, we’ll discuss everything you need to know to keep on track of a successful house building process. Given this knowledge can contribute much to the delight of home ownership and seeing your house stand the test of time.

Overview of the House Building Process

The house construction process involves a series of steps in the construction of a residential structure.

Even before buying the first nail, many factors already have to be put in place in the stages of building a dream home.

Aspiring homeowners, for example, will have to factor in their budget and weigh it against their needs and preferences for a residence.

It’s a good idea for prospective homeowners to research different types of house designs,  how much budget is needed for each, and which matches their financial capacity.

Step 1: Planning/ Initial House Design

Dive into the details of building a house via a close look at location choices based on your needs and lifestyle preferences. The factor most likely to influence your choice would be the site’s proximity to your work or business or your kids’ school. The purchase cost of the lot where to build a house is another critical factor in your guide to the home building process.

To-Do List in a Building Journey

After you have selected a site, follow the to-do list below for the planning and initial design in the steps to building a new house.

1. Establish a home design brief based on what you want in a house
2. Appoint an architect
3. Develop a return brief with the architect
4. Confirm permit requirement
5. Conduct a site investigation or site survey
6. Develop a schematic design

Step 2: Design Phase/Obtaining Permits and Approvals

The design phase is the domain of the architect who shall contribute a detailed roadmap of the house building process. The vital contributions of the architect at this home building stage are as follows: 

• A preliminary evaluation of the project based on the homeowner’s concept
• Schematic design drawings illustrating the concept for discussion with the homeowner
• Preliminary project evaluation covering selection of materials and finishes, construction budget, and project schedules
• Detailed building design for a safe, functional, sustainable, aesthetically pleasing residence  
  

The architect’s professional expertise shall also be at play when you go to your local council to determine whether you will need a planning permit for the home building project.

 If a planning permit is not required, the architect shall perform the following:

• Review and provide feedback on the schematic design
• Perform a detailed design development
• Engage sub-consultants (engineers, and other building professionals)
• Present the final design for owner approval.
  

If planning permit is required, the architect’s role includes all of the above plus other responsibilities which are as follows:

• Initiate a planning consultation in a pre-application meeting on the design agreeable to the homeowner.
• Planning drawings and planning proposal documentation
• Submit permit application to the town planning council
• Respond to any council concerns, with the engagement of sub-consultants (civil engineer, landscape architect, energy consultant)
• Update drawings to address issues that the council or the neighbourhood may raise
• Ensure that the planning approval comes with stamped or endorsed plans and all the conditions on the planning permit are fully met

Step 3: Seek Funding for the Home Building Project

Most home building projects can only go through financing, with the hefty amount involved in them. The total building cost for a house will largely depend on its square footage and home features.

The estimates below from a builder SQM Architects closely works to put in detail the building cost you can expect presently.   

COST ESTIMATE TABLE (Updated in March 2023)

Area Nett Building m²	Basic 2 Bath 1 Car	Standard 2.5 Bath 2 Car	Premium 3.5 – 4.5 Bath 2 Car
Under 150	$240,000.00	$300,000.00	$375,000.00
150 – 200	$1600 per m²	$2000 per m²	$2500 per m²
220 – 320	$1440 per m²	$1800 per m²	$2,200 per m²
335 – 400	$1280 per m²	$1600 per m²	$2000 per m²
400 +	$1200 per m²	$1400 per m²	$1800 per m²

The cost estimated is for construction of the building of a single dwelling only. 0.5 Bath stands for Powder Room in a single toilet suite and basin arrangement. The estimates do not include other costs like landscaping or demolition. Contact us for the latest house building cost insights and expert advice.

 It’s also important to note that construction loans are different from standard home loans. Their difference is most pronounced in the application process for a home construction loan.

 Besides the usual documentation required in a home loan, a building loan application will need the following:

• Council plans and permits
• Professional building plans
• Land purchase document
• Contract with a licensed builder
• Proof of builder’s insurance

It’s a smart move to seek the assistance of a mortgage broker to apply for a building loan for the construction of your new home. This professional assistance is vital not only in the application process but also in comparing loan options from different lenders who can finance building your home. 

Step 4: Construction Documentation 

Several construction documents have to be ready to apply for a building permit. These documents, which your architect will prepare, include the following: 

• Architectural drawings
• Construction materials specification
• Engineering computation & certification (By engineer)
• Current copy of the title
• Construction contract / Contract price (Executed by owner and builder)
• Domestic building insurance (By builder), the builder usually includes the insurance in the contract price and wouldn’t commence purchase of the insurance until a valid construction contract is in place.
• Permit application form to lodge building levy and building permit number.  

Step 5: Construction Tendering/Contract Execution

Architects typically prepare construction tendering on behalf of their clients. The tender is sent to a number of candidate builders whom an architect lists in consultation with the client. Once a builder wins the tender, the contract is signed.  

The builders will manage the subcontractors of the building project during construction. So at this stage, the contract is only between the owner and the builder.  

Bringing in qualified subcontractors is another critical step in the house building process. Many aspects of home construction require special skills but only for a certain period of time. This is when subcontractors essentially come in to complete the jigsaw of the house building process. 

The builder who wins the tender will bring in qualified subcontractors and suppliers in the house building process. 

Four steps are involved in subcontracting these home construction activities. These four steps include prequalification; issuance of tender documents; tenders receipt and review; and award of contract. The inputs of your architect are vital in these tendering steps, as there are many factors to consider while selecting the right head contractor (builder) to execute the design of your house. 

Step 6: Building Permit Application

Either the homeowner or the builder initiates the application for a building permit in Victoria. 

The homeowner or builder, however, first needs to appoint a registered and qualified building surveyor who’ll apply for the building permit at the Victorian Building Authority (VBA). 

Before the permit is issued, the building surveyor may request certificates or statements from the parties involved in the construction. 

An authorised agent may also be appointed to apply for a building permit when building a house in Australia. 

The Victoria building permit cost is $1.28 per $1,000 of the approved construction budget. This rate applies if the cost of work is more than $10,000. 

It will take approximately two weeks to get a building permit in Victoria. The Victorian Building Authority generally assesses the building permit applications typically within 7 days after receiving them. With all information received and validated, the permit is generally granted within 24–48 hours.  

Step 7: Construction Stages of Building a House

The house building process officially starts with excavating the land. This milestone typically involves not only excavation works but also grading and layout of the structure for utilities like water, sewer, and electricity.

Subcontractors are typically called into these construction activities, which also include the following:

• Concrete laying
• Framing
• Roofing, siding, and sheet metal work
• Plumbing
• HVAC
• Electrical
• Carpentry
• Masonry and stonework
• Plastering
• Painting and paper hanging
• Tile setting

Critical Site Visits When Building a New Home

One of the most important milestones for the homeowner to see in person is the laying of the house’s footing or foundation. During this stage, concrete slab will be poured for the foundation system. Work on a basement or crawl space, which may be included in the house design, will also start at this stage. 

Once the house foundation is completed, the framing of the house starts, wherein timber, steel beams, and concrete will be used to create the building structure. This stage sets up the walls, roof, ceiling, and exterior finishes, with siding and roofing materials among the features installed. 

This framing stage is another time when you would want to visit the home construction site. The skeleton set up of the house and its roof, walls and ceiling will give you an idea if the house is shaping up to the design you approved. Any issue you may notice can be addressed at this early stage. 

It’s a must for the homeowner to make regular site visits during the construction stage. These site inspections would be most useful if the architect of the house is engaged in the administration of the building contract. 

The architect, in this case, can chair and keep a record of the site meeting between the homeowner and the builder. Other critical areas that can be addressed with the professional inputs of an architect include the following:

• Address unexpected construction changes
• Assess any consequent contract price and time adjustment
• Assess any progress claim assessment and payment authorisation

Step 8: Exterior/Interior Finishing of the New Home

After the house framework and envelope are done, the installation of mechanical systems follows, with plumbing, electrical, heating, ventilation, and air conditioning among them. 

The design elements of the house exterior and interior are applied during this stage of the house building process. Things like brickwork are already in place, unveiling the character of the building as envisioned by its architect. 

The house exterior features evident at this state include finishes such as stone, brick, or stucco. In the interior finishing stage, the homeowner will see the installation of insulating materials, drywall, flooring, fixtures, cabinets, doors and windows.

A homeowner would be well advised if the architect who designed the house is involved in the site inspection during the interior/exterior finishing. The architect has the eyes to ensure that every finish is faithful to the design that the homeowner approved. Corrective measures, if any, can be promptly forwarded to the building contractor for immediate action. 

Step 9: Finishing, Final Inspection, and Occupancy Permit

The final stage in the house building process comes with the completion of exterior and interior painting. The finishing touches on the flooring, window furnishings, cabinetry, plumbing, electrical, and heating and cooling systems are also complete at this time of final construction. You have to check all these as your builder and/or architect walk you through your new home. 

Construction debris has been cleared too and landscaping finished, grooming the new home for its inspection by building surveyors. The building surveyor will check the compliance of the new house with building codes and safety regulations.

Before an occupancy permit can be issued, the building surveyor may likewise request statements or certificates from those involved in the house construction. Certificates may be required, for example, from the building project’s electrician and plumber to certify operational connection to power, smoke alarms, water, sewer, and stormwater.

An architect engaged for the contract administration of the homebuilding will also perform a defects inspection once the home building process is complete. The architect will assess the final progress claim from the builder and release to the builder their first half of security on the contract. 

Step 10: Post-Construction (Defects Liability Period and Title Register)

After the house building process, the homeowner may be covered by builder’s defects liability as stipulated in the construction contract. On top of the standard defects liability period, there are also insurances in place to protect the home owner’s rights, they are: 

• Builder’s domestic building insurance
• Statutory building warranties 

Homeowners who discover problems with their new house will have to contact the builder to discuss and resolve the issues. If the builder fails to rectify the defects or goes into liquidation, then the owner can file for claims under the domestic building insurance. They can make a complaint at the VBA or file legal action if the meeting with the builder is unproductive. 

If the statutory building warranty applies to the homeowners, this means they can apply for the warranty for up to 10 years after the issuance of certificate of final inspection or occupancy permit. 

Pursuing this statutory building warranty may entail presenting a certificate of title of the property. This document is a conclusive certificate issued by the Land Victoria Registrar of Titles. 

Conclusion

The house building process is a complex and time-consuming procedure that requires dedication, creativity, and teamwork among the homeowner, architect, and builder / contractor.

Contact SQM Architects for the ultimate solution for every step of all your house building process, from architectural design throughout the whole construction process from start to finish and the final handover.