Introduction
Building a home is a marathon, not a sprint. For most Australian homeowners, the process takes anywhere from 9 to 18 months from the first display home visit to getting the keys.
Understanding the phases of construction is crucial for managing your stress levels and your bank account. Most HIA and MBA building contracts break the build down into 5 key "Progress Payment" stages.
This guide walks you through the entire timeline, explaining exactly what happens at each stage and what you need to do to keep things moving.
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Phase 1: Pre-Construction (The "Paperwork" Phase)
*Duration: 3 - 6 Months*
Before a shovel hits the dirt, there is a mountain of administration to clear. This is often the most frustrating phase because "nothing is happening" on site.
- Soil & Survey: The builder orders a geotechnical report to determine your site costs.
- Preliminary Plans: You sign off on the floor plan and facade.
- Colour Selection: You visit the builder's showroom to pick tiles, taps, and bricks.
- Contract Signing: You sign the HIA/MBA Fixed Price Contract.
- Permits: The builder applies for the Building Permit (and Planning Permit if required).
- Finance: Your bank issues the "Authority to Commence Construction" (ACC).
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Phase 2: Base Stage (10-20% of Contract Value)
*Duration: 2 - 4 Weeks*
This is where it gets real.
- Site Cut: Earthmovers level the block.
- Plumbing: Underground pipes (sewer/stormwater) are laid.
- Slab Pour: The concrete slab is poured.
Your Role:
- Ensure you have paid your 5% deposit.
- Independent Inspection: Book your inspector for a "Pre-Pour" inspection to check the steel reinforcement before the concrete covers it up.
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Phase 3: Frame Stage (15-20% of Contract Value)
*Duration: 3 - 5 Weeks*
The skeleton of your house appears.
- Carpentry: Wall frames and roof trusses are erected.
- Windows: Window frames are often installed at this stage.
Your Role:
- Walk through with the Site Supervisor. Check that all window locations match your plan.
- Independent Inspection: Book a "Frame Stage" inspection. This is critical to check for structural defects before the plaster goes on.
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Phase 4: Lock-Up / Enclosed Stage (35% of Contract Value)
*Duration: 4 - 8 Weeks*
The house starts to look like a house.
- Brickwork/Cladding: External walls are finished.
- Roofing: Tiles or Colorbond sheets are installed.
- Rough-In: Electricians and plumbers run wires and pipes inside the walls.
*Note: "Lock-Up" is defined differently in some contracts. Usually, it means the external doors are on and the house is secure.*
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Phase 5: Fixing Stage (20-25% of Contract Value)
*Duration: 4 - 8 Weeks*
The focus moves inside.
- Plaster: Walls and ceilings are sheeted and cornices installed.
- Joinery: Kitchen cabinets, vanities, and robes are installed.
- Tiling: Wet areas are waterproofed and tiled.
- Fit-off: Skirtings, architraves, and internal doors are fitted.
Your Role:
- Start organising your own trades (e.g., blinds, landscaping) for after handover.
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Phase 6: Practical Completion (PCI)
*Duration: 2 - 4 Weeks*
The finish line is in sight.
- Painting: Final coats are applied.
- Flooring: Carpet and timber flooring are laid.
- Cleaning: The site is cleared and the house gets a builder's clean.
The PCI Walkthrough:
You will meet the supervisor for the "Practical Completion Inspection". You must list *every* defect (scratched paint, stiff door, chipped tile). The builder has to fix these before you pay the final invoice.
Independent Inspection: Highly recommended for PCI to catch quality issues you might miss.
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Phase 7: Handover & Maintenance
Handover Day:
- You pay the final claim.
- You get the keys and the garage remotes.
- You receive the "Occupancy Permit" from the surveyor.
Maintenance Period:
Most contracts have a 3-month (or sometimes 12-month) maintenance period. If you find minor defects (e.g., a sticking door due to house settlement), list them and send them to the builder at the end of this period for a one-off fix.
Conclusion
Building a home is a complex logistical operation. By understanding these phases, you can communicate better with your Site Supervisor and ensure your payments align with actual progress.
Use Buildies.io to track your build, store your photos, and keep your documents organised every step of the way.