The new build construction process is one of the harder parts of buying property in Australia to picture. With a finished home, you inspect what you are buying and pay the balance at settlement. With a new build, you pay in stages for a house that does not exist yet, and it takes shape over months.
Illustrative example: a couple signs a house and land package in autumn. The land settles first, then the build moves through approvals, slab, frame, fit-out and handover. At each stage there is something to decide or check, and a few items are hard or expensive to change once the next stage starts.
This article walks through the seven stages of a new build, what to decide at each, and what to check before you sign or before the next progress payment. If you are building in Queensland, the state-specific approval steps are covered in building a house in Queensland.
In short: the new build construction process runs through seven stages: contract, design and selections, approvals, slab, frame, lock-up and fit-out, and handover. Before stage 1, check the builder’s QBCC licence. The frame stage is a key checkpoint, because much of the structure is covered up after it. Contracts should be read and explained by a solicitor, and questions about finance belong with a licensed mortgage broker.
How paying for a new build works
One key difference from buying a finished home is how the money moves on a new build.
In a house and land package, you usually sign two separate contracts: one to buy the land and one to build the house. The land is paid for first, at settlement. The build price is then paid in progress payments, each linked to a stage of construction set out in the build contract. The two-contract structure is explained in how house and land packages work in Brisbane.
One practical point to plan for: while the house is being built, you may still be paying for somewhere to live. How finance works during construction is a question for a licensed mortgage broker. This article does not cover loans.
Before stage 1: check the builder’s QBCC licence
In Queensland, the Queensland Building and Construction Commission (QBCC) keeps a public licensee register, and QBCC says all licensed contractors in Queensland are listed in it. Checking the builder is worth doing before anything is signed on a new build.
- Look the builder up. QBCC’s licensee register lets you search by licence number or name, and QBCC says it provides a complete licence history. Check that the licence is current and suits the kind of work in your contract.
- Match the names. Compare the name on the licence with the legal entity named in the build contract. If they differ, ask why, and ask your solicitor to look at it.
- See work in progress. Visit a site the builder currently has under construction, not only the display home.
QBCC also reminds home owners that it is their responsibility to check that the person is licensed to do the work. The search is covered step by step in how to check a builder’s QBCC licence.
Stage 1: the build contract and the costs left open
This stage decides a lot on a new build, and it is easy to rush. In a house and land package, the two contracts are often presented together and can look like one bundle. They are still two contracts, with two different parties and two sets of conditions.
Three terms affect whether the price you sign holds:
| Term | What it means | Why it matters |
|---|---|---|
| Site costs | Preparing the block: levelling, excavation, dealing with poor soil, retaining walls, service connections | Can be an estimate at signing if the soil test has not been done |
| Provisional sum | An allowance for work you know will be done but whose price is not yet fixed | If the real cost is higher than the allowance, you may pay the difference |
| Prime cost item | An allowance for an item you will choose later, such as a fixture | Choosing above the allowance usually means paying the difference |
The three terms, and the questions to ask about each, are explained in more detail in our guide to site costs on a house and land quote, written in Vietnamese.
Questions to put to the builder, with the contract going to your solicitor:
- Is the contract fixed price, and what does “fixed” exclude? Some contracts fix the price of the house but leave site and footing costs open.
- What is the construction period, and in what circumstances can the builder claim more time?
- Is the land registered yet? If the plan of subdivision is not registered, the settlement date may be an estimate and can move.
- How many progress payments are there, and what counts as completing each stage?
Both contracts should be read and explained by a solicitor before you sign. Nextstar Realty does not provide legal advice. The Queensland Government strongly recommends getting independent legal advice before you buy a home.
Stage 2: design and selections
Once the contract is signed, you choose the finishes for the new build: bricks, kitchen, flooring, bathroom fittings, paint and electrical. Budgets can drift at this stage: each upgrade can look small on its own, and they add up.
- The base contract is tied to a set of standard inclusions. Anything outside that set is an upgrade.
- A display home may include upgrades that are not in the standard inclusions. Ask directly: “In this display home, what is not standard?”
- Some choices are easier to lock in before the slab is poured or the frame goes up, such as power point positions, plumbing points and windows. Later changes are usually handled as variations, which can add to the price.
- QBCC warns that undocumented variations frequently cause budget blow-outs and building disputes, and advises getting agreed variations in writing. Ask for each change in writing, with its price, before the work is done.
One way to hold the budget on a new build is to split upgrades into two groups. The first group is best done during construction: structure, electrical and plumbing positions, insulation. The second can wait: blinds, landscaping and some appliances. Deal with the first group first.
Stage 3: approvals before a new build starts
Before work starts on site, the plans need the right approvals, and the build contract should make clear who arranges them.
What to check:
- Who lodges the approvals. It is usually the builder, but the contract should say so.
- Who engages the building certifier. QBCC says your builder will usually engage a certifier on your behalf, though you can choose to appoint one directly, and advises making sure the contract clearly documents who is responsible for engaging the certifier.
- Which council applies. “Brisbane” in an advertisement does not always mean Brisbane City Council. Logan, Moreton Bay, Ipswich and Redland each have their own council, with their own rules and fees. Check which council area your block is in before you estimate approval times.
If the contract has a “start within X days” milestone, check whether it counts from the signing date or from the date approval is granted.
Stage 4: slab and footings
Construction of the new build begins. The site is levelled, underground services go in, and the footings and slab are poured.
This is also when the actual site costs become clear. If the soil conditions differ from what was assumed at signing, a variation for the difference may come up at this stage.
- Compare any site cost variation with the wording in the original contract, and ask for a line-by-line explanation rather than a single total. How the contract treats the difference is a question for your solicitor.
- Check the slab dimensions and position against the drawings. A discrepancy found now is easier to deal with than one found after the frame is up.
- Confirm that the progress payment for this stage is linked to the stage being complete.
QBCC lists, among a building certifier’s responsibilities, inspecting construction work at mandatory stages, for example before concrete is poured for footings or slabs. If you have not settled on a block yet, the features that affect site costs are covered in choosing a block of land in Brisbane.
Stage 5: frame, a key checkpoint in a new build
The frame goes up, then the roof, external walls and windows. This is the first time you see the real shape of the house.
It is a key checkpoint, because after this stage much of the structure is covered by plasterboard. QBCC’s examples of the mandatory stages at which a certifier inspects the work include the point after a house frame is completed but before the internal walls are put up.
You can also bring in your own help. QBCC suggests that if you are not confident carrying out inspections yourself, it may be useful to engage a private building consultant to monitor the job on your behalf.
What to check at the frame stage, against the approved drawings:
- positions of power points, switches, plumbing points and data points
- window positions and sizes, and ceiling heights
- preparation of wet areas
- insulation and acoustic treatment of the type set out in the contract
- any change you were not told about
A problem found at the frame stage of a new build is generally easier to fix than one found after the walls are lined.
Stage 6: lock-up and fit-out
The house is closed in (lock-up), then the fit-out begins: internal walls, kitchen joinery, flooring, appliances and paint.
This stage of a new build can run slower than expected. It involves many subcontractors and depends on material supply, and wet weather can slow external work and concrete pours.
- Keep communication in one line. QBCC suggests communicating through the builder when subcontractors are involved, and following up discussions with an email summarising what was agreed or changed.
- Keep a record. Photograph progress each time you visit the site, with the date.
- Check against your selections. If an “equivalent” product is proposed instead of what you chose, ask to be told before it goes in, and get the change in writing.
Stage 7: practical completion and the defects list
QBCC describes practical completion as the point where the building works are essentially finished and can be used for their intended purpose. Before you take the keys to a new build, you walk through the home with the builder, and any defects, incomplete work or items not built to specification are documented in a defects list.
- QBCC suggests bringing a copy of your contract and plans to the inspection, so you can refer to the agreed finishes and fixtures.
- QBCC also notes that you can engage a building inspector to check the work on your behalf, at your own cost.
- Put the defects list in writing, with photos, and keep a copy.
- Check that doors and windows open and close properly, along with taps and drainage, switches, cracks, paint finish, floor levels, and grout and sealant in wet areas.
- Check the finished home against your selections list.
A step-by-step order for the walk-through, and how to write up a defect so the builder can find it, are covered in our guide to the practical completion inspection, written in Vietnamese.
Before you sign anything at handover, ask your solicitor how the contract deals with practical completion and with any items still on the defects list.
The seven stages of a new build at a glance
| Stage | Main job | What to check |
|---|---|---|
| Before signing | Choose the builder | QBCC licence search; names on the licence and contract match |
| 1. Contract | Land contract and build contract | Site costs, provisional sums, prime cost items; solicitor reads both |
| 2. Design | Selections, final drawings | Standard inclusions; variations in writing |
| 3. Approvals | Building approval, certifier | Who lodges, who engages the certifier, which council applies |
| 4. Slab | Site works, footings and slab | Site cost variation explained line by line |
| 5. Frame | Frame, roof, windows | Positions against the drawings before the walls are lined |
| 6. Fit-out | Lock-up, interiors, appliances | Materials match your selections; decisions confirmed by email |
| 7. Handover | Practical completion, defects list | Contract and plans in hand; defects list in writing with photos |
Frequently asked questions
How long does it take to build a house in Australia?
The time a new build takes depends on the size of the house, the ground conditions, the weather and approval times, so there is no single figure that applies to everyone. Allow time for design, selections and approvals before construction starts as well. The build contract states the construction period and the circumstances in which the builder can claim more time, and that section is worth having your solicitor explain before you sign.
Can a foreign buyer build a house in Australia?
According to the Australian Government’s foreign investment website, foreign investors generally need to notify the Australian Taxation Office before acquiring residential land, regardless of value. An investment in vacant land for residential development is generally subject to conditions, including completing construction within a set timeframe and not selling the land until construction is complete. The current conditions are on the official residential land page.
Foreign investors are also currently, in principle, banned from buying established homes, with some narrow exceptions. Check the conditions for a particular property at foreigninvestment.gov.au at the time you buy, and ask a solicitor to review them. Nextstar’s FIRB overview, written in Vietnamese, is FIRB là gì.
How do I check whether a builder is licensed?
Start with QBCC’s licensee register, which you can search by licence number or name and which QBCC says provides a complete licence history. Check that the licence is current and suits the work, and compare the licensee’s name with the legal entity on the contract. Seeing a site the builder currently has under construction can also help you form a view, and so can asking who the site supervisor for your build will be.
Do I need my own building inspector?
QBCC describes a building certifier as a qualified professional responsible for checking that your builder has complied with the approved building plans and appropriate building provisions. An independent building inspector is someone you engage yourself to check the work and report to you, and QBCC notes you can do this at your own cost. Whether to engage one, and at which stages, is your decision; this article highlights the frame stage and practical completion.
How do progress payments work?
On a new build, the price of the build is paid in instalments linked to stages of construction rather than in one sum. The number of payments and what counts as completing each stage are set out in the build contract, and QBCC suggests sticking to agreed payment schedules that align with project milestones. Questions about finance during construction belong with a licensed mortgage broker, and questions about the contract terms with your solicitor.
Should I lock in the block first, or choose the house design first?
On a new build, doing the two in parallel can help, because the design has to fit the block on frontage width, slope and setbacks. A practical method is to shortlist a few blocks, then ask the builder which designs fit each one, with a siting plan showing the house on the block.
Next steps
What makes the new build construction process demanding is that the decisions are spread over many months, and a few items at each stage are difficult to change later. Knowing the order of the seven construction stages, what to look at in each, and checking the builder’s licence at the start covers much of the ground.
If you are earlier in the process, start with choosing a block of land in Brisbane and how house and land packages work. For the Queensland-specific approval steps, see building a house in Queensland.
If you would like to see what is being built around Brisbane, view our Brisbane projects or book a consultation.
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About Nextstar Realty
Nextstar Realty (Nextstar Investment Group Pty Ltd) is a licensed real estate agency in Queensland, based in Rocklea, Brisbane. It sells new-build homes in Brisbane, Queensland, including house and land packages, townhouses and new apartments, and works with buyers in Vietnamese and English. Articles on this blog are general information and cite government sources. Nextstar does not provide legal, financial or tax advice. You can see the projects currently for sale or book a consultation.
Sources
- Residential land, Foreign investment in Australia, Australian Government
- Find a licensed contractor, Queensland Building and Construction Commission
- Contract variations, Queensland Building and Construction Commission
- Building approvals and certification, Queensland Building and Construction Commission
- Top tips during construction, Queensland Building and Construction Commission
- Practical completion inspection, Queensland Building and Construction Commission
- Appointing a solicitor, Queensland Government
The official pages above were checked on 26 September 2026. Foreign investment rules, licensing requirements and QBCC guidance change over time, so check the official source at the time you buy or build. Images of finished homes and interiors in this article are artist impressions only, not photos of a specific project; the frame-stage image is a photograph of a house under construction, not a Nextstar project.
This article is general information only and does not take into account your personal circumstances, financial situation or objectives. It is not legal, financial or taxation advice. You should obtain independent professional advice before making any property decision.
