25 questions about building a home, answered
Direct answers to the most-searched questions on house and land packages, choosing a builder, contracts, land, finance and first home buyer schemes. Each one links to deeper reading and a sponsored video from Home Building Hub.
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House & Land Packages
What is a house and land package?
A house and land package bundles a specific block of land with a specific builder's home design into a single contract structure, priced together. You lock in the land price and the build price at the same time, then contract with the builder for the build and settle on the land separately. Common in Adelaide growth corridors, quicker to start than buying land and choosing a builder separately.
Should I buy land first or a house and land package?
Buy a house and land package if you want speed, fixed inclusions and a builder-managed handoff. Buy bare land first if you want maximum flexibility on builder choice, custom design, or if you already know the builder you want to use. Package pricing is often cheaper due to developer + builder rebates; bare-land plus custom-tender is usually slower but more tailored.
What is a turnkey house and land package?
A "turnkey" package means everything is included so you can literally walk in and turn the key on the front door - no extra costs for driveways, fencing, landscaping, blinds, letterbox, clothesline etc. Compare to "base" or "fixed price" builds which typically only include the home's structure and standard inclusions. Turnkey often costs 10-15% more than base but eliminates the biggest hidden-cost surprises.
What is the difference between base price and turnkey?
Base price is the builder's advertised starting price for a specific design with their standard inclusions - it usually excludes site costs, upgrades, driveway, fencing, landscaping and window furnishings. Turnkey means everything is included and the home is ready to live in on handover. Between these two: "fixed-price base" adds site costs to the base but still excludes external works.
Choosing a Builder
How do I choose a home builder in Adelaide?
Match on four things in this order: (1) build type they specialise in, (2) service area they build in, (3) price band that fits your budget, and (4) design language you like. Then check they've completed builds like yours in the last 12 months, ask for a fixed-price quote (not an estimate), and verify their SA builder licence with CBS.
How do I negotiate with a home builder?
Come prepared: know your budget bracket, block details, your must-have design changes, and 2-3 comparable quotes. The strongest negotiating leverage isn't price - it's trading inclusions (better appliances, higher ceilings, larger tiles) for a fixed price. Volume builders discount at end-of-month, end-of-quarter and during promotional periods. Custom builders rarely discount price but will trade scope.
What questions should I ask a home builder before signing?
Ask (1) can I see your active SA builder licence and insurance certificates, (2) can I view a recently completed build (not a display home), (3) is this quote fixed or provisional, (4) what's your average build time for this design on this block, (5) what's the process if we hit a delay or defect, (6) which items are prime cost vs provisional sum, (7) what happens if I need to change something after signing.
Buying Land
What is titled vs untitled land?
Titled land is registered with the SA Lands Titles Office and ready to build on now. Untitled (or unregistered) land is land the developer is selling before formal subdivision registration - typically 6-24 months away from settlement. Untitled land is often cheaper and locks in a growth-corridor position, but you can't start your build until title issues, and construction lending is harder to arrange.
Do I need a conveyancer when buying land?
Yes. A conveyancer (or property lawyer) reviews the land contract, orders and reviews Section 7 statements, coordinates with your bank, pays stamp duty, and lodges the transfer at Lands Titles. In SA, expect $800-$1,800 for new land conveyancing. For a house and land package, you use two conveyancers: one for the land contract and typically your builder's nominated one for the build contract, or a single one for both.
Can I build on a sloping block?
Yes. Sloping blocks in Adelaide are common and buildable, but they cost more to prepare. Options: cut-and-fill for a level slab (cheapest but limits design), split-level slabs (more expensive but keeps character), or lifted floor systems on stumps or waffle-pod (adds cost but suits steep sites). Expect $20K-$80K in extra site costs for a mid-slope block versus a flat one.
Contracts
What is a progress payment in a building contract?
A progress payment is a scheduled instalment paid to your builder as each construction milestone is completed. Standard South Australian residential building contracts use five stages: deposit (5%), base (15-20%), frame (20-25%), lock-up (20-25%), fixing (20%), and practical completion (5-10%). Each stage must be independently inspected before payment is released.
What is a provisional sum in a building contract?
A provisional sum is an estimated amount for a specific item in your contract where the exact final cost isn't known at signing - commonly used for site costs, landscaping, or council fees. You're invoiced for the actual cost at the end, so provisional sums can go up OR down. Watch for provisional sums that hide items which should be fixed.
When should I lock in my build price?
Lock the build price in your building contract before signing - that's your fixed price commitment. Base prices from builder marketing are typically only "protected" (i.e. held) for 90-180 days after tender. Any delay past that window can trigger a price increase clause. Ask your builder for their tender-to-contract cooling window in writing.
What is a fixed price building contract?
A fixed price building contract sets the total build price when you sign, subject only to specific written variations. It shifts material and labour risk from you to the builder. In SA, the HIA Fixed Price Contract is the industry standard for residential new builds. Beware "fixed-price" contracts that carry heavy provisional sums or open-ended cost-escalation clauses - those aren't truly fixed.
Finance & Grants
First Home Buyers
The Building Process
How long does it take to build a house in Adelaide?
Most Adelaide new home builds take 8-14 months from site start to handover. Volume builder single-storey homes are typically 8-10 months; double-storey adds 2-3 months. Custom builds run 12-18 months. Add another 3-9 months for pre-site: finance, design, contract, developer approval and utilities. Weather delays on ground-floor works add 2-4 weeks.
What are site costs when building a home?
Site costs are the additional expenses to prepare your block for building - separate from the base house price. They cover the soil test, engineering, cut-and-fill, retaining walls, connections, and any regulatory overlays that apply to your block. Range: $15,000-$60,000+ depending on soil class, slope, retaining and how much fall is on the block.
What does a building inspector actually check?
A private building inspector checks that construction complies with the approved plans, the National Construction Code (NCC), Australian Standards, and any state-specific rules (Development Act in SA). Typical inspection points: pre-slab (soil, footings, formwork), frame (structural), pre-plaster (waterproofing, insulation, services rough-in), and final (defects list). Cost: $600-$1,200 per inspection in Adelaide.
Can I change a standard floorplan when building?
Yes but with limits. Non-structural changes (moving an internal wall, extending an alfresco, swapping tiles) are usually straightforward and quoted as variations. Structural changes (moving load-bearing walls, altering roof lines, changing exterior footprint) trigger re-engineering, re-drafting and often re-pricing - and some volume builders won't allow them. Ask early which changes are in scope before signing.
What is developer approval when building on new land?
Developer approval is the sign-off you need from the estate developer (separate from your council approval) before you can build. The developer checks your design against the estate's design guidelines - things like facade materials, roof pitch, driveway placement, fencing, landscaping. It usually takes 2-6 weeks and can require design changes if the guidelines are strict.
How much does it cost to connect utilities to a new home?
In Adelaide, connecting utilities to a new home typically costs $6,000-$18,000 including electricity ($1,500-$4,000), gas or all-electric ($500-$3,500), water ($3,000-$7,000), stormwater and sewer ($1,500-$5,000), and NBN ($300-$2,500). Costs vary by block, depth to mains, and whether the estate is fully serviced. Many builders include connections in their site cost allowance; others quote them as a provisional sum.
What is a knockdown rebuild?
A knockdown rebuild (KDR) is when you demolish an existing home and build a new one on the same block. In Adelaide it makes sense when the block is worth keeping (established suburb, mature trees, good orientation) but the existing home is beyond cost-effective renovation. Total cost is typically $500K-$900K including demolition ($15-30K), rebuild, site costs and finance holding costs.
What warranty does a new home come with in SA?
In South Australia, licensed builders provide statutory home indemnity insurance covering structural defects for 5 years and non-structural defects for 2 years from handover under the Building Work Contractors Act. Many builders offer extended structural warranties (10-25 years) on top. Warranty claims process: notify the builder in writing, allow reasonable time to inspect and rectify, escalate to CBS SA if unresolved.
What is a soil test in home building?
A soil test (geotechnical report) analyses the ground on your block to determine slab and footing design. In SA, soil classifications range from A-class (rock, best) through S/M/H/E-class to P-class (problem soil, worst). Your soil class drives your slab cost - moving from A to H can add $15,000-$40,000 to your site cost. Most builders quote assuming M-class and re-quote after the test.