A Guide to Construction Phases
A Guide to Construction Phases
Understanding the construction process doesn’t just help you stay informed — it helps you stay in control. From slab to handover, each stage of the build follows a rough timeline, with trade availability and weather often causing delays. This guide walks you through what each phase involves, how long it typically takes, and what to watch for so your build doesn’t go off track.
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Site Preparation and Base Stage (3–6 weeks)
This is where the physical build begins — but a lot happens before the slab is poured. The site must be cleared, levelled, and prepped to receive the structure. It’s one of the most important stages, and surprisingly, one of the easiest to get wrong if rushed.
Here’s what typically happens:
- Site fencing is installed to secure the area
- The block is scraped and levelled, with a site cut if needed
- Underground plumbing and electrical conduit are roughed in
- Termite protection and moisture barriers are applied
- Formwork is installed and concrete slab is poured and cured
Slab curing times, weather delays, or missed connections (like gas or stormwater) can add time at this point — and it’s often where the schedule first starts slipping.
Guardian Tip: Before the slab is poured, confirm your engineering has been signed off and your services (power, sewer, NBN) are accounted for. Slab adjustments after pouring are expensive, and rushing this stage causes flow-on issues for the rest of your build.
“Whatever it is, the way you tell your story online can make all the difference.”
Framing Stage (4–6 weeks)
This is where your home starts to take shape — literally. The walls go up, the rooms become visible, and the skeleton of the house is built. It’s one of the most visually exciting stages, but also one where issues can be hidden behind speed.
What’s included in the frame stage:
- Wall frames and roof trusses are installed
- Openings for windows and doors are formed
- Structural bracing and temporary supports are fitted
- Upper floor joists (for double storeys) are completed
- Frame inspection is booked and passed before moving forward
From this point, you can walk your home and get a sense of space — but you should also check for layout accuracy and obvious errors.
Guardian Tip: Walk the frame with your plans in hand. Make sure rooms feel right, window heights are correct, and any niche or feature walls are in place. If something feels wrong now, speak up — before the plaster hides it forever.
“Whatever it is, the way you tell your story online can make all the difference.”
Lock-Up Stage (8–10 weeks)
This stage makes your home weather-tight — and “lockable.” It often marks the point where you can see the full form of the house, inside and out. But it also tends to come with a major progress payment, so knowing what’s included matters.
Here’s what gets completed during lock-up:
- Windows and external doors are installed
- Roofing is completed (tiles, metal, or membrane)
- Brickwork or cladding begins or finishes
- External walls are sealed to make the structure weatherproof
- Garage door and temporary locks may be fitted
Some builders treat “lock-up” as when the house is sealed — others only invoice when cladding is complete. If you’re paying at this stage, clarify exactly what “lock-up” includes.
Guardian Tip: Check your progress claim. The lock-up invoice is often one of the largest in your contract. Walk the site before authorising payment and make sure windows, roof, and entry points are properly sealed — not just promised.
“Whatever it is, the way you tell your story online can make all the difference.”
Fixing Stage (12–16 weeks)
The fixing stage is where your home starts to feel real inside. It’s also where timelines can stretch out, depending on trade availability and how well your builder sequences the work.
What happens during fixing:
- Internal plaster is installed and finished
- Cabinetry (kitchen, bathroom, laundry) is fitted
- Doors, architraves, skirting, and cornices are installed
- Stairs, wardrobes, and shelving are completed
- Waterproofing and initial tiling setup may begin
At this stage, dozens of trades and suppliers are moving through your site — and if one is delayed (e.g. cabinetry or tiling), everything can back up.
Guardian Tip: Stay close to the schedule here. Ask for a fixing forecast — what’s being installed, and when. This stage eats up time when trades are underbooked or materials are late. The longer it runs, the harder it is to pull back the overall timeline.
“Whatever it is, the way you tell your story online can make all the difference.”
Practical Completion Stage (6–8 weeks)
This is the final stretch of your build — where the house is finished, cleaned, and prepared for handover. But “practical completion” doesn’t mean perfect. It means the home is ready for inspection, and any outstanding items are minor.
What’s included in this stage:
- Painting is completed
- Plumbing and electrical fit-offs are done
- Tiling, shower screens, and mirrors are installed
- Appliances and fittings are added
- Site is cleaned and prepared for final walkthrough
Your builder will book a final inspection with you (or your inspector), where you’ll create a list of defects and incomplete items — called the PCI or “handover list.” These items should be minor — paint touch-ups, chipped cabinetry, sticky doors, missing silicone — and rectified before final payment and key collection.
Guardian Tip: Never rush your final inspection. Bring your plans, your contract, and a checklist. Take photos, open every cupboard, run every tap, and test every light. If something doesn’t feel right — raise it. This is your last real chance before ownership changes hands.
“Whatever it is, the way you tell your story online can make all the difference.”
Progress Payments and Construction Loans
Building a home involves not just construction but also managing finances effectively. One crucial aspect is understanding how progress payments work in conjunction with construction loans.
What Are Progress Payments?
Progress payments are scheduled payments made to your builder at various stages of the construction process. Instead of paying the total cost upfront, you release funds incrementally as each phase is completed. This approach ensures that you're paying for work that's been done, aligning payments with construction milestones.
How Do Construction Loans Work?
A construction loan is a type of home loan designed for people building a new home. Unlike standard home loans, construction loans are drawn down in stages, corresponding with the progress payments. This method is known as progressive drawdown.
Here's a typical breakdown of construction stages and associated progress payments:
| Construction Stage | Approximate Payment (%) |
|---|---|
| Deposit | 5% |
| Base (Slab/Foundation) | 15% |
| Frame | 20% |
| Lock-Up | 20% |
| Fixing | 30% |
| Completion | 10% |
These percentages can vary based on your builder and lender agreements. Always refer to your specific contract for exact figures.
Key Considerations
- Interest Payments: During construction, you'll typically pay interest only on the amount drawn down, not the total loan amount.
- Inspections: Before each payment is released, lenders often require inspections to ensure the stage is completed satisfactorily.
- Documentation: Ensure all invoices and necessary documents are submitted promptly to avoid delays in payments.
Guardian Tip: Stay proactive in communicating with your lender and builder. Understanding the timing and requirements of progress payments can prevent financial surprises and keep your construction on schedule.
“Whatever it is, the way you tell your story online can make all the difference.”
Looking for land in an Estate instead?
This guide covers land in knock down rebuild — but if you're purchasing within an estate:
“Whatever it is, the way you tell your story online can make all the difference.”
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