Residential Construction: The Key Documents for Home Building

Building a new home is an adventure filled with excitement and decisions. Understanding the process can seem daunting, especially when it comes to the myriad of documentation and information required for residential construction. This guide aims to provide an in-depth look at the essential documents needed to ensure your project runs smoothly from conception to construction.

Initial Planning and Approvals

Before any ground is broken, several key approvals and documents must be in place. These ensure your project aligns with local regulations and your personal requirements. These may or may not be applicable to every project, so please consult with your designer or click here.

Planning / Development Application: This is the first step in obtaining permission to from local municipalities to ensure your design conforms to local zoning and planning regulations. Only after this has been approved will you then be able to proceed with construction documentation.
Covenant Approval on Design: If your land is in a development with specific design rules, covenant approval may be needed to ensure your home conforms with some aesthetic and design requirements that may be enforced within developments.
Special Land Use Sites / Areas: For properties located in areas with environmental, heritage, or other special conditions, additional clearances may be necessary.
New Subdivision / Block Re-configuration: Building in a newly divided development, subdividing your old block? Make sure subdivision approvals are up-to-date and in accordance with local planning and council laws.

Architectural and Construction Documentation

A robust set of documents is the blueprint of your project. Each serves a unique purpose, guiding the construction team through every phase of building:

Site Plan: Shows the positioning of the home within the property, indicating boundaries, setbacks, and significant natural features.
Construction Criteria: Defines the standards and materials to be used, ensuring quality and compliance.
Floor Plan: A detailed layout of each level of the home, showing layout, sizes and spaces.
Elevations and Sections: These provide a view of the home from various angles, detailing the external and internal heights and the relationships between different parts of the structure.
Slab, Framing, and Roof Plans: Specific plans that outline the construction approach for foundational and structural elements, including arrangements, setouts and locations.
Electrical and Drainage Plans: Show the placement of lighting, fixtures, power points and plumbing lines.
Construction Detailing: Includes fine details that specify the finishing touches, construction methodology, and installation instruction. These typically cover all detailing that will be used by all consultants and contractors to make sure building methodology is correct and give indication to preferred build methods.
Structural Schematics and Setouts: Detailed drawings that define the engineered parts of the project, ensuring everything is in the right spot and has been accounted for.
Window and Door Schedules: Lists all openings, their sizes, and specific details.

Project Specification

This comprehensive document encompasses all specifications and instructions necessary to ensure the construction meets the planned design and quality standards. It also references all appliable building standards for contractors to adhere to.

General and Specific Guidelines: These instructions detail the methods and materials for construction, ensuring consistency and quality across the build.
Unique Product Information: Sometimes, special products require specific installation instructions, included here to guide contractors.
Soil Test: Provides data on soil composition that will affect the foundation design, critical for structural integrity.

Energy Assessment and Report

Outlines how the home will meet energy efficiency requirements, essential for obtaining building approval.
Should be accompanied by a signed certificate of compliance or a Certificate of Design Compliance (CDC).

Engineering and Certification

Structural Engineering Documentation: Includes detailed designs and calculations for all structural elements, from beams to load-bearing walls.
Certificate of Design Compliance (CDC): This should be included within any high performing engineer’s scope to cover all structural elements relating to the project.

A point should be made to review the project engineer’s scope to ensure all relevant items are covered.

Building Certification

Before being able to submit to council and commence construction, a building surveyor / certifier assesses the documentation against the National Construction Code (NCC):

NCC Assessment: Reviews plans and reports for building compliance.
Certificate of Design Compliance (CDC): A document issued after all checks are satisfied, indicating all documentation has been assessed and complies accordingly with building codes.

Why Effective Documentation Management Matters

Managing and coordinating these documents can be quite time consuming and requires detailed attention. Changes post-IFC (Issued For Construction) can disrupt schedules and inflate build costs. To navigate this process smoothly, partnering with an experienced designer can save time, reduce stress, and ensure that your build project is compliant and everybody is on the same page.

For more detailed insights into each of these documents and to ensure your building project is in expert hands, contact us for a consult.

We’re here to help you build not just a house, but a home.