What approvals do I need before building in NSW?

Typically architectural plans, engineering plans, a boundary survey, Development Application (DA) approval where required, a Construction Certificate (CC) issued after DA approval, and plans stamped by the certifying authority — the official green light to begin work.

What does a builder need to give me an estimate?

Only architectural plans and engineering plans. These give enough detail to price the structure, site preparation and general requirements of the build. Approvals aren't strictly required at this stage, but they're helpful because they show the project can legally proceed.

What do I need to finalise for a fixed-price contract?

Beyond plans and engineering: electrical and lighting plans, cabinetry and joinery drawings, fixtures and fittings schedules, and finishes selections. The more selections locked in, the more precise the contract sum can be, with fewer provisional allowances.

What kind of projects do you take on?

Renovations, extensions, new builds, decks and pergolas, kitchens and bathrooms, and granny flats — across Newcastle, Lake Macquarie & the Hunter. Most of our work is in existing family homes: opening up a layout, adding a second storey or a rear extension, or rebuilding the outdoor living space.

Where do we start if we're thinking about a project?

With a conversation, and it costs nothing. Bring whatever you've got — full plans, a rough concept, or just an idea and a budget in mind — and we'll walk through what's realistic, what it involves, and what it's likely to cost. Sharing a ballpark budget early means the design gets developed around it, not the other way round.

Are you licensed and insured?

Yes. Delaney Construction Projects Pty Ltd holds NSW builder licence 369751C and is fully insured. ABN 57 649 015 341, GST-registered since March 2021. You can verify the licence on the NSW Fair Trading register.

Fixed-price or cost-plus — which contract is better?

Both have their place. If your plans and selections are mostly finalised — often the case on a new build — a fixed price can work well. For renovations and extensions, where hidden conditions and evolving decisions are common, we prefer cost-plus: you pay the actual cost of materials and labour plus our agreed margin, with a detailed budget before work begins, fortnightly cost updates, and every invoice and receipt available to you. No inflated "just in case" allowances.

What do you need from us to price the job?

To prepare an estimated cost breakdown and an initial budget we only need architectural plans and engineering plans. Approvals (DA, construction certificate, stamped plans) aren't required at that stage but help, because they show the job can legally proceed. For a fixed-price contract you'd also finalise electrical and lighting plans, cabinetry drawings, fixtures and fittings schedules, and finishes selections.

How accurate is a builder's estimate?

It depends on the detail in your plans. Concept or sketch plans: roughly ±20–25%. Architectural and engineering plans: ±10–15%. Full specifications with item schedules and finishes: within about ±5%, which is usually enough for a fixed-price contract. We also recommend setting aside a 10–15% contingency for hidden issues, upgrades or changes.

Who will actually be on site?

Tobin and his own crew. You deal directly with the builder who quoted the job — not a sales rep who hands you over once the contract is signed.

Can we live in the house during a renovation?

Often, yes — it depends on the scope. We'll tell you straight up whether it's workable, and if it is we plan the staging around it so there's always a usable kitchen or bathroom.

Journal

September 2026 · 4 min read · Delaney Construction Projects

What plans, selections and approvals need to be finalised before construction — or before costs can be confirmed?

When it comes to starting your build, there are two critical milestones: having everything approved so construction can legally begin, and having enough detail locked in so your builder can accurately determine costs.

Two-storey extension frame under scaffold with the Delaney Construction Projects site sign

Before construction can begin

To break ground, you'll need more than just a design idea. The following documents and approvals are typically required:

Architectural Plans – detailed drawings of the proposed design
Engineering Plans – structural details such as footing design, framing, and load-bearing elements
Boundary Survey – to confirm property lines and avoid disputes
Development Application (DA) Approval – council approval for the proposed works (if required)
Construction Certificate (CC) – issued after DA approval, confirming your plans comply with building codes and regulations
Stamped Plans by Certifying Authority – the official “green light” to begin work

Before costs can be determined

With the documents above in place, your project is legally ready to move into construction. But to prepare an accurate estimated cost breakdown and develop an initial budget, builders only need two of them: architectural plans and engineering plans. These give enough detail to price up the structure, site preparation, and general requirements of the build.

While approvals (DA, CC, stamped plans, etc.) aren't strictly required at this stage, they are helpful — because they show the project can legally proceed. This saves everyone from investing time in a detailed quote for something that may not get council approval.

If you're aiming for a fixed-price contract

You'll need to go a step further and finalise:

Electrical and Lighting Plans
Cabinetry and Joinery Drawings
Fixtures and Fittings Schedules (bathrooms, kitchens, laundry, etc.)
Finishes Selections (mouldings, flooring, paint, tiles, hardware, etc.)

Our advice

The more selections locked in, the more precise the contract sum can be, with fewer provisional allowances.

Think of it this way: “plans and engineering are enough to budget”, but “approvals prove the job can be built”, and “selections give you cost certainty”. The more you have finalised before quoting, the smoother the process will be from start to finish.

Common questions

What approvals do I need before building in NSW?: Typically architectural plans, engineering plans, a boundary survey, Development Application (DA) approval where required, a Construction Certificate (CC) issued after DA approval, and plans stamped by the certifying authority — the official green light to begin work.
What does a builder need to give me an estimate?: Only architectural plans and engineering plans. These give enough detail to price the structure, site preparation and general requirements of the build. Approvals aren't strictly required at this stage, but they're helpful because they show the project can legally proceed.
What do I need to finalise for a fixed-price contract?: Beyond plans and engineering: electrical and lighting plans, cabinetry and joinery drawings, fixtures and fittings schedules, and finishes selections. The more selections locked in, the more precise the contract sum can be, with fewer provisional allowances.