Building a house involves dozens of people, and most homeowners only ever meet two of them: the salesperson and the site supervisor. When something goes wrong, knowing who's responsible for what saves you a lot of time and frustration. Here's a plain-English guide to the stages of a typical Queensland home build and the people behind each one.
The stages of a home build
1. Design and approvals
Your designer or architect draws the plans. Engineers design the slab and frame and the site drainage. An energy assessor rates the design for NatHERS (7 stars for most new homes under NCC 2022). Before construction starts, a building certifier issues the building approval, and you may need council or estate approvals too.
This is the cheapest time to change your mind. Every change after this point costs more.
2. Site start
Site set-out, earthworks, sediment and erosion control, temporary fencing and the site toilet. Services such as stormwater and sewer are often roughed in now.
3. Base stage (slab)
Footings, under-slab services, termite protection, vapour barrier, steel reinforcement and the concrete pour. The certifier or engineer inspects the steel before the pour.
4. Frame stage
Wall frames, roof trusses and bracing go up. The certifier inspects the frame before it's covered.
5. Enclosed stage
Roof, windows, external doors and cladding go on so the house is weathertight. Electrical, plumbing and air-conditioning rough-in happens around this time, before the walls are lined.
6. Fixing stage
Plasterboard, waterproofing, tiling, cabinetry, internal doors, skirting and architraves. Then painting, followed by the electrical and plumbing fit-off.
7. Practical completion and handover
The house is finished apart from minor defects. You do a practical completion inspection, the certifier does a final inspection and issues the final inspection certificate (Form 21 in Queensland), you pay the final claim and get the keys. Your 12-month defects period under the standard Queensland contract starts from practical completion.
I have a checklist for each of these stages, from Before Site Start through Pre Pour Slab, Frame, Enclosed, Fixing, Practical Completion and Handover, at constructor.net.au/checklists.
The people involved
Your builder
The licensed contractor you signed with. The builder is responsible for the whole job: building it to the contract, the approved plans and the NCC, managing the trades, and fixing defects. Even when a subcontractor does the work, the builder is accountable to you.
The site supervisor
Your main day-to-day contact. The supervisor schedules trades and deliveries, checks work, arranges inspections and deals with problems on site. On a volume build, one supervisor may be running a dozen or more houses, so be clear and concise when you contact them. It's worth asking how many sites your supervisor looks after.
The sales consultant and customer service team
The salesperson gets you to contract. After that, a pre-construction or customer service team usually handles your selections, variations and paperwork. Make sure anything the salesperson promised is in the contract.
The designer or architect
Designs the layout and look of the house and prepares the drawings. On a project home, the builder's in-house drafting team usually does this.
Engineers
- Structural engineers design the slab, footings and any steel beams, and sometimes inspect the slab steel before the pour.
- Civil engineers handle earthworks, retaining and site drainage on larger or tricky sites.
- Geotechnical engineers test the soil and classify the site, which determines the slab design.
An electrician designs the wiring for a house, not a civil or structural engineer.
The building certifier
An independent, licensed professional who approves the plans against the NCC and inspects key stages (usually footings and slab, frame, and final). The certifier checks code compliance at those points. They don't check workmanship, finishes or whether the house matches your contract. That's why many owners also book an independent building inspector.
Trades
Concreters, carpenters, roofers, bricklayers, plumbers, electricians, plasterers, tilers, cabinetmakers and painters. They work for the builder, not for you. If you see a problem, raise it with the supervisor rather than telling the trade directly.
Suppliers
Windows, trusses, frames, bricks, tiles, appliances and so on. Product warranties sit with them, but the builder is still your first port of call for anything installed during the build.
The QBCC
The Queensland Building and Construction Commission licenses builders and trades, runs the home warranty scheme and handles disputes. Check your builder's licence on the QBCC website before you sign.
Who to contact when something goes wrong
- Your site supervisor first. Call or meet on site. Problems are often sorted faster face to face.
- Confirm it in writing. Follow up with an email summarising what was agreed. Email suits paperwork and suppliers; for site issues, a call or meeting usually works faster, then put it in writing.
- Escalate to the builder's construction manager or customer service if the supervisor doesn't respond or you can't agree.
- Use your contract. Follow the dispute resolution clause and keep a record of every notice.
- Contact the QBCC if the builder still won't act. The QBCC has an early dispute resolution process for defective or incomplete work.
Tips for a smoother build
- Plan thoroughly before you sign. Lock in selections and site costs early.
- Keep communication clear. One point of contact on your side, and everything important in writing.
- Visit regularly and safely. Book site visits with the supervisor and take photos at every stage.
- Raise problems early. A frame issue fixed at frame stage costs a fraction of what it costs after the plasterboard's on.
- Stay flexible. Weather, trades and supply delays happen. Choose your battles.
A home build is a team effort. Knowing who does what means you'll talk to the right person the first time, and that's half the battle.
