What I Check Before You Commit

PLAN & PREPARE / GUARDIAN GUIDE

What I Check Before You Commit

There’s a lot to consider before paying a deposit — far more than most people realise. Over the years, I’ve built a system that checks everything from land, floorplans, builder quality, estimates, and contract clauses before clients commit. This is a breakdown of what I look for behind the scenes — and what you should too.

Because building shouldn't feel risky.

Land & Site Checks

• Have you confirmed where north is on your block to maximise natural light?
• Is the driveway location optimal for privacy, solar gain, and daily use?
• Does the block width accommodate your façade without compromising room sizes?
• Are there developer guidelines or covenants that restrict your design choices?
• Are there easements or overlays affecting where you can build?
• Have you assessed the slope and its impact on slab type and site costs?
• Will the driveway be safe and practical, or is the gradient too steep?
• Will neighbouring homes cause overshadowing or compromise your privacy?
• Are there any significant trees that affect slab design or require council permits?
• Has proper drainage been considered, including stormwater flow and pooling risk?
• Are water, sewer, gas, power, and NBN connections available and costed?
• Is the site located in a bushfire, flood, or termite risk zone?
• Have you walked the block in person and looked for elevation or access challenges?

Floor Plan Functionality

• Do your main living areas face north or east to maximise natural light?
• Does the layout connect indoor living spaces seamlessly to outdoor entertaining areas?
• Does the floor plan flow logically between bedrooms, bathrooms, kitchen, and living areas?
• Can you get furniture through hallways and doorways easily — are turning circles practical?
• Is there enough kitchen bench space for prep, cooking, and appliances?
• Does the walk-in pantry have proper depth and shelving for food and appliances, or is it just for show?
• Are bedrooms placed for privacy and noise control — or do they back onto noisy rooms or each other?
• Are bathrooms easily accessible without opening directly into main living zones?
• Are storage solutions practical — including linen cupboards, robes, and garage storage?
• Are windows placed for both ventilation and privacy — or are they just positioned for symmetry?
• Do the ceiling heights add to the sense of space — or are there hidden drops and bulkheads?
• Is the laundry located conveniently with access to the yard or drying space?
• Have external service areas like bins, clotheslines, and meters been accounted for in the design?
• Can the plan adapt to future needs — growing family, resale, or lifestyle changes?

Estimate Review

• Is the tender broken down clearly with actual figures, not lump sums?
• Are you clear on what is fixed versus provisional, and has estimating reviewed the numbers?
• Has someone gone through your actual electrical needs, or was a flat figure like ten grand just suggested?
• Are external taps and site drainage (stormwater and agi pipe) included?
• Is the driveway clearly drawn, measured, and quoted with correct width, finish, and square metres?
• Have you seen, touched, and confirmed the actual flooring — and is it included in every room?
• Have you visited the colour studio and priced selections based on real options — not just base allowances?
• Are inclusions clearly listed with named brands or real descriptions — not vague marketing terms?
• Do allowances reflect the quality and finish you actually want, or will you face major upgrades later?
• Have site costs been properly assessed — including fall, rock, retaining, and soil conditions?
• Are appliances clearly named — not just listed as "900mm stainless steel oven" or "equivalent"?
• Are upgrade options priced transparently, or left vague with "TBC" or showroom discussions later?
• Are small but essential items like flyscreens, bins, doorstops, and clotheslines included or excluded?
• Do stage payments align with milestones — and are they listed in the contract or just the tender?
• Has someone walked you through the document line by line to identify hidden risks or gaps?

Builder & Construction Quality

• How many homes is your site supervisor managing at once, and how often will they be on-site?
• Do you have direct access to your site supervisor, or are you filtered through office staff?
• Are you allowed to visit the site during construction and meet the supervisor?
• Have you walked through current builds under construction — not just display homes?
• Have you confirmed what framing material is used, the stud spacing, and whether frames are built on-site or pre-delivered?
• Who supplies the bricks, windows, tapware, benchtops, and other major visible materials?
• What maintenance period does the builder offer — and how are cosmetic issues handled after handover?
• Have you reviewed the full terms of the structural warranty — including any conditions or exclusions?
• Does the builder allow independent inspectors or consultants to attend site during the build?
• Have you reviewed photos, feedback, or walkthroughs of homes from actual past clients?
• Do the build sites look clean, organised, and under control — or messy and rushed?
• Is the build time clearly written into the contract — and are penalties included if they miss it?

HIA Building Contract

• Do you understand the five-day cooling-off period and when it starts?
• Is your contract subject to finance approval, and has this been confirmed in writing?
• Is your deposit amount within legal limits — especially if the contract is over $20,000?
• Are your start and finish dates realistic, considering land title, approvals, and access?
• Are your progress payments tied to build stages — not arbitrary dates?
• Is there a penalty amount listed if the builder runs over their agreed completion timeframe?
• Do you understand what qualifies the builder for time extensions, and are they fair?
• Are you aware of how prime cost and provisional sums can change your total price?
• Do you know how contract variations are handled — and is written approval required?
• Do you understand the terms under which either party can legally terminate the contract?
• Have you reviewed the dispute resolution process if something goes wrong during the build?
• Has the builder provided Domestic Building Insurance and proof of other required cover?
• Do you understand how the final inspection works and what triggers final payment?
• Are you clear on the maintenance period and how long cosmetic issues will be covered?
• Have you reviewed what the structural warranty actually covers and for how long?

Download the Full Checklist

Prefer to read or print this later? You can download the complete checklist as a PDF here: NHG Before You Buy Checklist PDF

Alternative Reading

Still Unsure About the Contract?

If you're about to sign or just trying to understand what’s in your HIA contract, this guide breaks it down clearly, step by step:

Read Our Guide to Understanding HIA Contracts

Overwhelmed by How Much There Is to Check?

Our Discovery Guardian service walks you through every part of this list — so you can move forward with clarity, not confusion.

Discovery Guardian

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