Most homeowners come to me after they’ve already spent thousands on design and approvals. Here’s why that’s often too late, and how you can avoid the most common (and costly) building mistake I see. Read the article below to make sure you avoid homeowner build loss.
Building or renovating your home should be one of the most exciting things you ever do. But it can turn into an emotional and financial mess if you get one critical decision wrong: waiting too long to involve your builder.
It might feel logical to get your plans sorted first and “shop them around” later, but I can tell you from experience, that approach can cost you dearly. In some cases, it means losing your dream home altogether.
Here are the three biggest problems I see when people go too far down the design path before speaking with a builder:
Problem #1: Locked-In Plans That Don’t Match Your Budget
Designers and architects are great at creating beautiful spaces. But unless they’re working closely with a builder during the process, those ideas can easily blow past your budget without you even realising it.
By the time you bring the plans to a builder, your options for reducing costs are minimal. You can swap out a few tiles or pick a cheaper tapware range, but the real savings are in structural decisions – things like ceiling heights, roof spans, and layout efficiency. And by then, it’s usually too late to change those without starting again.
Problem #2: Engineering and Approvals That Need Redoing
I can’t tell you how often I’ve seen clients come to me with fully approved plans (council stamped, engineered, certified) only to find the build is $100K over what they can afford.
That means you either have to:
- Redesign the home and re-engineer everything (more time, more money), or
- Abandon the project and go back to the drawing board
Neither option is fun. And both can be avoided with one early conversation.
Problem #3: The Emotional Toll of Starting Over
Building a home is more than just a financial investment – it’s personal. You’ve imagined your family living there, hosting Christmas, growing into it.
So when you realise it’s not going to happen the way you planned, it’s heartbreaking.
People don’t just lose money. They lose momentum. They lose hope. And they often settle for a project home just to “get something done,” even when it’s not what they really wanted.
Consider What Happened to This Caves Beach Couple
A few years ago, I met a couple who had done everything “right”… or so they thought.
They hired an architect, got stunning designs done, went through full engineering and certification. They spent around $30,000.00 getting it all ready.
Then they brought it to me to price. And I had to break the news: it was way over budget. The ceilings were five metres high. The spans required custom steel work. Everything looked incredible on paper, but it just wasn’t financially viable.
They had two choices:
- Scrap the plans and start again (another $20K+ and 6–9 months of work), or
- Walk away from their dream and build something cheaper.
They chose the latter. And to this day, it sticks with me. Because it was entirely preventable.
A 30-Minute Conversation That Could Save You $30K+
The truth is, by the time your plans are approved, it’s already too expensive to make them affordable.
That’s why I always encourage people to talk to their builder before they spend a cent on design. When I’m involved early, I can suggest smarter design strategies that reduce costs without compromising on what matters most to you.
Things like:
- Adjusting ceiling heights or roof pitches before they affect engineering
- Designing to suit standard material lengths (our Six-Metre Strategy)
- Prioritising value-driven decisions based on your actual lifestyle
You get to make confident decisions early, and avoid the nasty surprises later.
If you’re thinking about building or renovating, do yourself a favour and grab our free homeowner guide:
Design With Confidence: 7 Things You Must Know Before Designing a New Home
Inside, you’ll learn:
- How builders price variations (and what they mean for your budget)
- What to look for in a contract proposal before you commit
- Why 80% of home designs never get built
- When to start negotiating prices for the best results
- The biggest myth about copyright that could stall your build
- How to spot a dodgy builder early (before it costs you)
It’s practical, honest, and based on real building experience right here in Newcastle and Lake Macquarie.
Download it now and build with complete clarity from day one.
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