Most homeowners make one seemingly innocent decision that sabotages their dream home before the first brick is even laid.
It feels logical. Sensible, even.
You hire a designer, pay for plans, get everything looking just right, and then you shop around for a builder. After all, shouldn’t design come first?
In reality, that’s how about 80% of home designs (from my experience) end up gathering dust in a bottom drawer. Never built, never lived in, and never realised.
It Happens More Than You’d Think….
A homeowner spends $15,000.00 to $40,000.00 on plans with a designer, without ever checking what it will cost to build.
When the quotes come in, the build is $150,000.00 over budget.
Now they’re stuck: Pay for another round of redesigns, or gamble on the cheapest builder and hope the budget doesn’t blow up on site.
But it doesn’t have to be that way.
There’s a smarter, safer way to bring your vision to life (without risking your finances or your sanity).
Here are 5 steps to make sure your story doesn’t end the same way:
Step #1:Talk to a Builder Before You Hire a Designer
It might feel logical to start with design, but it’s actually the fastest way to blow your budget.
Designers don’t build. Which means they rarely understand the true cost of what they’re putting on paper. If you design first and price later, you risk ending up with plans that look great… and cost $100,000.00 more than you can afford.
Instead, talk to a builder who offers design and construct services. They’ll guide your vision and your budget together, so the design you fall in love with is actually achievable.
Step #2: Pay for a Proper Concept Plan – Not Just a Quote
Avoid free quotes like the plague. They’re often rushed, vague, and based on guesswork.
Instead, invest in a proper concept plan. This should include a site survey, custom concept drawings, and a ballpark budget range based on your land, your needs, and your goals.
Yes, it costs a few thousand upfront, but it could save you tens of thousands in redesign fees, council re-submissions, and build delays down the track.
Step #3: Lock in Your Key Decisions Before Construction Starts
Too many homeowners sign contracts with vague allowances or “TBC” (to be confirmed) selections, and then face shock price increases mid-build.
The smarter move? Make your selections – appliances, finishes, fixtures – before signing the final contract. The more decisions you lock in upfront, the more control you’ll have over your budget and timeline later on.
Step #4: Ask for a Fully Detailed, Fixed-Price Contract
If your contract doesn’t clearly spell out what you’re getting (and what it will cost) you’re flying blind.
Make sure your building contract includes:
- A complete list of inclusions (down to the door handles)
- Itemised pricing
- Siteworks and earthworks (a common hidden cost)
- Clear timelinesÂ
If a builder can’t offer a fixed price, ask why. Vague contracts are where budget blowouts are born.
Step #5: Stay Informed – Don’t Build in the Dark
Even with the best team, things can go wrong if communication breaks down.
Ask how often you’ll receive updates. Will you get progress photos? Who do you call if something doesn’t look right? Will you be walked through key decisions, or left to figure them out on your own?
The best building experiences come from open, transparent communication – start to finish.
The Bottom Line: It’s Not About the Budget. It’s About the Sequence.Â
Most people think building disasters happen because they didn’t budget enough. But in reality, they happened because they started in the wrong place.
They went to a designer before a builder. They created plans without knowing what they’d cost. And they locked themselves into something they couldn’t afford to build.
That’s why 80% of home designs are never realised. And why even smart, well-meaning families end up feeling defeated, financially and emotionally.
If you want to avoid the heartbreak, the hidden costs, and the $400K trap so many others fall into, this guide will help:
Build with Confidence: 7 Things You Must Know Before Designing a New Home
It’s a short, practical read that shows you how to:
- Avoid the #1 mistake that leads to budget blowouts and abandoned plans
- Align your design vision with your actual build budget before spending thousands
- Understand the key differences between design-first and design-and-construct
- Get more value for your money by planning in the right sequence
- Make smart, stress-free decisions from the very first step
If you’re thinking about extending your home, adding a second storey, or designing something custom, this guide will show you how to start the right way, and stay in control from start to finish.
Explore the Association of Professional Builders, HIA, and Houzz for expert guidance, standards, and design inspiration.
