Starting a luxury home build or extension is one of the most significant investments you’ll ever make. And the difference between a smooth experience and a stressful one often comes down to what happens before construction begins.
At Sheridan Building, we’ve seen it both ways. Projects that begin with the right groundwork run beautifully. Projects that rush into construction with loose ends unresolved tend to accumulate delays, cost surprises, and frustration.
Here’s what every homeowner should have in place before works start.
1. Design Finalisation
Your design needs to be genuinely complete before construction begins. Not almost there, not mostly done.
Ensure architectural drawings are construction-ready, engineering documentation is complete, and interior design intent is confirmed. We review documentation at this stage to flag any gaps before they reach the site.
Changes to design during construction are expensive. A wall that moves on paper before the slab is poured costs very little. The same change after framing is underway can cost thousands and delay your timeline by weeks.
2. Permits and Approvals
Nothing stops a build faster than a missing permit. Before works commence, you should have your building permit issued, planning permit confirmed if required, and any heritage or party wall approvals resolved.
Your builder and architect should be aligned on what’s needed for your specific project well before construction begins.
3. Budget and Contract Clarity
Before construction starts, you should have a detailed cost analysis from your builder, a signed contract with clearly defined scope and exclusions, and an agreed contingency provision. We recommend 8% for renovations and extensions, 5% for new builds on a fixed price contract.
One of the most common sources of budget overruns isn’t construction surprises. It’s clients upgrading specifications mid-build. If you know your tastes run toward premium finishes, communicate that early so your builder can price accordingly.
4. Material and Finish Selections
This catches more homeowners off guard than almost anything else. Lead times for high-specification products can stretch weeks or months. Stone benchtops, custom cabinetry, imported tiles, and specialty glazing all need to be ordered well ahead of when they’re required on site.
Before construction starts, confirm your key selections across kitchens, bathrooms, flooring, cladding, and windows. Your builder should help you identify what’s on the critical path.
5. Site Preparation and Access
Confirm site access is clear, existing services have been located, and any utility adjustments are arranged. If you’re living in the home during construction, this stage also involves planning how your household will function around the works.
6. Communication Protocols
Before construction begins, make sure you know who your primary contact is, how often you’ll receive updates, and how variations are approved. At Sheridan, our directors remain hands-on throughout every project so clients always know who they’re talking to and decisions get made promptly.
Why Early Engagement Changes Everything
The items above don’t resolve themselves. When we’re engaged early, we help clients work through this checklist systematically, reviewing documentation, aligning budget expectations, and ensuring the project is genuinely ready to build before it begins. As the architect on our Essendon project put it, having a builder involved early gives clients the security that the time and money they’re spending is heading toward a project they can achieve and afford. As part of that process, we also walk clients through our Virtual Design Studio, where you can physically move through your home at full scale before a single thing is built. It’s one of the most effective ways to resolve design decisions with confidence and avoid costly changes down the track.
Homes that start well tend to finish well.
If you’re planning a luxury extension or new build and want to set the project up properly, our team would be delighted to guide you through the process.
