Signing a building contract is an exciting milestone. By this point you've usually settled on a builder, developed a design and have a much clearer picture of what your future home will look like.
It's also one of the last opportunities to make design changes without significantly affecting cost or timelines.
While every builder has different standard inclusions and every project is unique, there are some design decisions that are generally much easier - and often less expensive - to consider before construction begins than after it has started.
This article was inspired by an excellent checklist originally published by Shea Cullen, Registered Architect at Good Architect. We've adapted the ideas into a broader guide for Build Index readers. If you'd like to dive deeper into the architectural thinking behind these recommendations, you can also read Shea's original article on the Good Architect website.
1. Make the most of your site
A home's orientation has a significant influence on comfort and energy efficiency.
Where possible, discuss with your designer or builder how the layout makes use of natural light, particularly in living areas. North-facing living spaces, appropriately sized eaves, thoughtfully positioned windows and good cross-ventilation can all contribute to a home that is more comfortable throughout the year and less expensive to heat and cool.
These decisions are often easiest to optimise while the plans are still being refined.
2. Think about levels and drainage early
Changes to site levels can have a surprisingly large impact on construction costs.
For sloping sites, it's worth understanding how the proposed design manages cut and fill, drainage and retaining walls. Sometimes relatively small adjustments to floor levels or the building footprint can reduce the need for expensive retaining structures.
Likewise, details such as bathroom set-downs, drainage falls and external paving are much easier to resolve before construction begins than afterwards.
3. Invest in the building envelope
The building envelope - including insulation, glazing, walls and roofing - has a major influence on comfort, durability and running costs.
Depending on your budget and location, it may be worth discussing options such as:
- Improved insulation
- Higher-performance glazing
- Wider eaves
- Framing and wall systems suited to your project
These upgrades may add to the upfront cost but can improve energy efficiency and comfort for decades to come.
4. Plan for how you'll live
Many homeowners focus on the overall floorplan but don't think about some of the practical details until much later.
Before signing, consider whether the plans provide:
- Ceiling heights that suit your preferences
- Appropriately sized bedrooms and living areas
- Enough external taps and power points
- Suitable laundry arrangements
- Sufficient electrical capacity for future needs such as electric vehicles, induction cooking or solar batteries
These items are generally much easier to incorporate before construction starts.
5. Think beyond today's technology
Many new homes are gradually moving towards greater electrification.
Depending on your circumstances, it may be worth discussing:
- Induction cooking
- Larger solar systems
- Battery readiness
- Electric Vehicle (EV) charging
- Additional switchboard capacity
Not every home needs these features today, but planning for them during construction can make future upgrades simpler and less expensive.
6. Consider long-term maintenance
Some design decisions affect not only how a home looks, but also how it performs over the years.
Your builder or designer can explain the trade-offs between different materials and construction methods for your particular project. The contract itself deserves just as much attention as the plans. Before signing, make sure you understand: It's also worth reviewing the liquidated damages clause. Liquidated damages specify the amount the builder may be required to pay if the project is completed later than the agreed contract completion date, where the delay is the builder's responsibility under the contract. While the appropriate amount will vary depending on the project, it's worth understanding how this has been calculated and whether it reasonably reflects the potential costs you could incur, such as additional rent or loan repayments. Like all contract terms, this is something to discuss before signing rather than after construction has begun. Signing a building contract isn't just about agreeing on a price - it's about confirming that the home you're about to build reflects the way you want to live. While not every design suggestion will suit every project, taking the time to discuss these considerations with your builder or designer before signing can help improve comfort, reduce surprises and create a home that performs well for years to come.Understand what's included
Final thoughts