The quick version
- Plan on 12 to 19 months from your first chat with a builder to moving in.
- Roughly a quarter of that happens before anyone sets foot on site: design, pricing and approvals.
- Slope, rock, wet weather and changes after you've signed cause most delays.
- Locking in your selections before you sign is the single easiest way to save time.
The whole timeline at a glance
Here's how a typical single or double storey home in Canberra comes together. Every build is different, but these are the ranges we plan around.
| Stage | Typical time | What happens |
|---|---|---|
| First chat and site visit | 1 to 2 weeks | We talk through the brief and budget, then walk the block |
| Design and drawings | 4 to 8 weeks | Plans, soil test, contour survey, engineering and the energy rating |
| Quote and contract | 2 to 3 weeks | An itemised price, selections confirmed, contract signed |
| Approvals | 4 to 10 weeks | Building approval, plus any estate design sign-off |
| Site works and slab | 4 to 8 weeks | Excavation, footings, plumbing under the slab, the pour |
| Frame and roof | 6 to 10 weeks | Wall and roof frames up, frame inspection, roof on |
| Lock-up | 6 to 10 weeks | Windows, external doors and cladding, so the house can be locked |
| Fixing and finishes | 4 to 6 months | Plaster, cabinetry, tiling, painting, fittings, flooring |
| Handover | 2 to 4 weeks | Final inspections, certificates, a walk-through together, keys |
The on-site stages add up to roughly 9 to 14 months once you allow for inspections between stages and the odd wet week.
About a quarter of a typical build happens before anyone sets foot on site. That time is what stops the rest from stalling.Design, pricing and approvals: 2 to 5 months
Before anyone starts on site
People are often surprised how much happens before the first truck turns up. That's normal, and it's time well spent. A good design, a proper soil test and a clear quote are what stop the build from stalling later.
- Design takes longest when the block is tricky. A flat estate block with a design you like can move quickly. A sloping block needs a contour survey and more engineering before the plans settle.
- The energy rating gets done here. New ACT homes need a 7-star NatHERS rating, and it's far quicker to get right on paper than to fix later.
- Approvals depend on where you are. In the ACT, a private certifier issues building approval, and some estates want to sign off your design first. Over the border in NSW, a straightforward home can go through complying development, which can be approved in as little as 20 days.
What stretches a build out
When a build runs long, it's usually one of these. Most of them can be planned for.
- Slope and rock. More excavation, retaining walls and stronger footings all add weeks before the slab goes in.
- Wet weather. Rain stops earthworks and slab pours, and Canberra's cold snaps slow down concrete curing and paint drying.
- Changes after you sign. Every variation means new pricing, sometimes new drawings, and often a reorder of materials.
- Long-lead items. Custom windows, special tiles and imported fittings can take weeks to arrive if they aren't ordered early.
- Approval queues. Estate design panels and certifiers have their own workloads, especially in busy seasons.
How the build type changes it
| Type of build | Time on site | Why |
|---|---|---|
| Single storey, flat block | About 9 to 11 months | Simplest structure, quickest slab and roof |
| Double storey | About 11 to 14 months | More structure, scaffolding and a second fix-out level |
| Sloping or rocky block | Add 3 to 8 weeks | Excavation, retaining and engineered footings |
| Knockdown rebuild | 10 to 16 months | Asbestos removal and demolition come before the new build |
How to keep your build on track
- Get the block checked first. A soil test and contour survey before design avoid surprises at slab stage.
- Make your selections before you sign. Tiles, tapware, appliances and colours, all locked in, means fewer variations and fewer stops.
- Ask for a written programme. A week-by-week plan shows you where the time goes and lets you line up your lease or sale.
- Work back from your move-in date. Want to be in by Christmas next year? Your first chat with a builder should happen about 15 to 19 months before that.
Know someone planning a build? Send this their way.