Before the first tool comes out, there’s a bit to get sorted.
This is where you work out what you want, what you can spend, who you want on your team, and what needs to be agreed before anyone gets started. It doesn’t mean having every answer straight away.
A good plan helps everyone start on the same page.
Taking the time to ask the right questions now means you’re not relying on “she’ll be right” later.
Doing your research
A build or renovation comes with plenty of moving parts, so this is the time to get your ducks in a row.
Start by gathering ideas, thinking about your budget, and working out who you may need around the table before things get too far down the track.
What should I think about first?
Start with the fun bit: what are you hoping to create? Look at homes, layouts, materials and finishes that feel right for the way you want to live.
The Master Builders House of the Year website is a good place to start, because it shows real new builds and renovations across different styles, regions and price brackets. It can help you see what is possible, what level of finish you are drawn to, and where your budget might need to stretch or settle.
You don't need a perfect plan on day one. But the clearer you are on your priorities, the easier it is for a builder or designer to give you useful advice.
Which build option is right for me?
There is more than one way to get a project off the ground. You might choose a bespoke build, designed around you and your site, or a design and build option, where your builder manages both the design and construction.
A house and land package can make the new-build process feel more straightforward, while prefab or modular building means much of the home is built offsite before being finished on your land.
Each option comes with different decisions, costs and levels of flexibility. Before you get too far, think about what best suits your budget, timeline, site and how hands-on you want to be.
How much do I need to know before I talk to a builder?
While you won’t have chosen every tap, tile or door handle yet, it helps to have a clear idea of your must-haves, nice-to-haves, budget range and timing.
Bring along any plans, sketches, inspiration images or notes you already have. If you are still working things out, that is okay too. A good builder can help you understand what is realistic, what might cost more than expected, and what questions you need to answer before you go too far.
Who should I talk to early?
Most projects need a few different people around the table. Depending on what you are planning, that could include a builder, architect or designer, engineer, or other specialists.
It is also worth talking to a lawyer before you sign anything. Not because you are expecting things to go wrong, but because a lawyer with building contract experience can help you understand what you are agreeing to before work begins.
Choosing a builder is one of the biggest calls you'll make.
It’s not just about who can do the work. It is about who you can talk to, who understands the kind of project you are planning, and who will be upfront with you about cost, timing and any tricky bits along the way.
You want someone who will help you make good decisions, not just tell you what you want to hear.
What should I look for in a builder?
Look for a builder who has done projects like yours before. Renovating an older home is different from building new. A small bathroom update is different from a major extension. You want someone who knows the kind of job you are asking them to take on.
Ask to see similar projects, talk to past clients, and notice how the builder communicates from the start. Are they clear? Do they answer your questions properly? Do they talk openly about possible challenges? Those early conversations can tell you a lot.
Money chats can feel awkward, but they are much easier at the start than halfway through the job when stress levels are up and the kitchen is still not finished.
Being upfront about budget, payments and possible changes helps keep everyone clear from day one. A good builder should be able to explain costs in plain language and talk through anything that could affect the final price.
How much should I allow?
Start with what you are comfortable spending, then leave yourself some decent wriggle room.
Renovations especially can uncover hidden surprises once work begins, particularly in older homes. Being honest about your budget early gives your builder a better chance to suggest practical options that fit what you are trying to achieve.
What should I check in the quote?
A quote is not just about the final number. Look at what is included, what is not included, and which costs could still change. This is especially important if you are comparing quotes, because two prices can look very different depending on what each builder has allowed for.
Watch for provisional sums. These are allowances for work or items that cannot be priced exactly yet, often because the details are still being confirmed. Ask what each provisional sum includes, what it is based on, and what could make it go up or down. A low allowance can make a quote look sharper at the start, but if the real cost is higher, you may need to pay the difference later.
What should I know about deposits and payments?
Deposits are normal, but you do not want to pay too much upfront. Around 10% is a good guide. If your builder asks for more, ask why. There may be a valid reason, like ordering a bespoke product or material in advance, but it is something to talk through before you sign.
Your contract should also set out a clear payment schedule, showing what you need to pay, when it is due, and what stage of the job each payment relates to. In general, you should be paying for work once it has been completed, not well in advance. If you pay too far ahead and something goes wrong, you could be left exposed.
What happens if something changes?
Changes are a fact of life on building projects. You might upgrade something, a product could become unavailable, or the build might uncover an unexpected issue.
These are usually called variations. Before agreeing to one, ask: what will it cost, will it affect timing, and can we get it in writing? Having changes written down helps avoid any confusion.
Do I really need legal advice?
Yes - it's worth it. A building contract is a big commitment, and independent legal advice can help you understand what you are signing up for, including payment terms, responsibilities and what happens if plans change.
It's a small early step that can save a lot of stress later on.
The Master Build 10-Year Guarantee gives homeowners extra peace of mind if something goes wrong with an eligible build or renovation. It can provide support if your builder cannot or will not complete the project, or fix certain defects.
You need to apply and have it accepted before building work starts. The Guarantee provides 10 years of cover, and can be transferred to new owners if you sell your house.
Now that you have a solid plan, it's time to learn about staying in the loop, keeping communication clear, and speaking up early if something doesn’t feel right.
