What is the first step in the 13 Homes building process?

The first step is a free site assessment and consultation. We walk your block, discuss your brief and budget, and provide a no-obligation initial costing within 7 days.

How long do council approvals take in Western Sydney?

On average 8 to 12 weeks for a Complying Development Certificate (CDC) and 16 to 24 weeks for a full Development Application (DA). The Hills, Blacktown and Penrith councils typically run on the faster end of these ranges.

When do I make payments during construction?

Payments are tied to construction milestones: deposit on contract, slab, frame, lock-up, fix-out, and handover. Each progress claim is supported by photos and inspection reports so you can verify work before paying.

Do you guarantee the build duration?

Yes. Our contracts include a building period with liquidated damages if we run over without justified extension. Justified extensions include weather, council delays, and client variations.

What happens after handover?

Every 13 Homes build comes with a 90-day post-handover maintenance window plus a 6-year structural guarantee. We address any defects identified during the first 90 days at no cost.

The 13 Homes Way

Seven stages. Zero surprises.

From first conversation to keys in hand — every milestone is engineered by our in-house civil engineers, documented in writing, and delivered on a fixed-price contract. No vague timelines, no surprise variations, no upsell at handover.

See the Seven Stages Book a Consultation

7 Stages, Documented

8wks Approvals on Average

6yr Structural Guarantee

90days Post-Handover Maintenance

Why this works

Process built by engineers, not marketers.

Most builders sell you a glossy brochure and figure out the build later. We do the opposite — every stage is signed off by qualified engineers and certified before we move on.

Engineer-Led, Always

Our civil engineers run every site. They certify foundations, frame, waterproofing and electrical compliance — not a project manager who'll let "near enough" slide.

Fixed-Price Contracts

The price you sign is the price you pay. Variations only happen if YOU change scope, and they're quoted and approved before any work proceeds.

Stage-by-Stage Updates

You'll know exactly which stage we're in, what's next, and when. Site photos, written progress reports, and direct access to your supervisor at every milestone.

The Seven Stages

From sketches on a napkin
to keys in your hand.

Each stage has a defined start, a defined finish, and a deliverable you can hold. Hover or scroll to step through.

Stage 01 — Concept

Vision & feasibility

We sit down together — usually at our office, sometimes on your block. We listen, sketch, and assess whether your dream is buildable on your site, your budget, and your timeline.

Lifestyle & brief discovery
Block / site feasibility review
Budget envelope & range pricing
Indicative design direction

Typical: 1 week

Stage 01 — Concept architectural massing

Stage 02 — Planning

Drawings, approvals & contract

Our drafting team produces full architectural plans. We lodge with council or CDC certifier, run BASIX/NATHERS, and lock everything into a fixed-price contract.

Architectural plans & engineering drawings
DA / CC / CDC lodgement
BASIX + NATHERS energy assessment
Fixed-price building contract signed

Typical: 6–10 weeks

Stage 03 — Slab

Site prep & foundations

Site is cleared, sediment-controlled, and graded. Our structural engineer designs and certifies an M-Class slab to suit your soil class, including any required piering.

Site preparation & sediment control
Bulk earthworks & levelling
M-Class concrete slab with termite treatment
Structural engineer certification

Typical: 3–4 weeks

Stage 04 — Frame

Structure & roof

Stabilised 90mm pine wall frames go up, roof trusses follow, and the structure is signed off. By the end of frame stage, your home's volumes and proportions are clearly readable.

Stabilised pine wall framing
Engineered roof trusses
Frame inspection & certification
Roof sheeting & weather seal

Typical: 3–5 weeks

Stage 04 — Exterior cladding and windows

Stage 05 — Lockup

Cladding, windows & doors

Full brick veneer (or full brick for Elite+) wraps the home. Aluminium windows and external doors install, sandstone or render feature walls go on, and the building secures.

Brick veneer / full brick walls
Aluminium powder-coated windows
Front entry door & smart deadbolt
Colorbond fascia, gutters & downpipes

Typical: 4–6 weeks

Stage 06 — Fitout

Interiors & finishes

Plasterboard, painting, kitchen, bathrooms, flooring, electrical and tiling. Every fixture from your inclusions list gets installed and signed off. This is where your home becomes itself.

Plasterboard & 2-coat paint
Kitchen, bathrooms & vanities
Tiles, flooring & engineered timber
Electrical, plumbing & HVAC commissioned

Typical: 6–8 weeks

Stage 07 — Handover

Final inspection & keys

You walk the home with your supervisor and an independent certifier. Any defects get logged and rectified. Once you sign off, keys are yours — and our 90-day maintenance period begins.

Pre-handover walk-through
Defects list & rectification
Occupation certificate issued
Keys + 90-day maintenance + 6-yr structural

Typical: 1–2 weeks

Stage 07 — Construction process complete

Three approaches

Choose the level of customisation that fits your build.

The seven stages apply to every package. What changes is how much you personalise — and how much we tailor to your block, your brief and your finishes.

Range 01

Modern Essential

Pick from our most popular floor plans and facade options. Smart inclusions, modern finishes, fixed price. Designed for first home buyers and investors.

Pick a design & facade
Confirm site & orientation
Sign fixed-price contract
Selections from standard range
Build & handover

Browse Essential Designs

Elite

Start with a popular plan, then adapt floor layout, facade, ceilings, kitchen and bathrooms. Premium upgrades come as standard. The build everyone's neighbour talks about.

Pick a design & facade
Adapt floor plan & openings
Choose premium selections
Engineering & council approvals
Fixed-price contract
Build with weekly progress reports

Explore Elite

Range 03

Master Craftsmen

Fully bespoke. We start with your block and your brief — no template plan. Curved facades, premium oak finishes, smart-home pre-wire, European appliances, architectural lighting.

Lifestyle discovery workshops
Bespoke architectural design
Customise structure, ceilings & finishes
Engineering & council approvals
Fixed-price contract
Build with milestone celebrations

Explore Master Craftsmen

Common questions

What people ask before they sign.

From signed contract to keys: 8–11 months for a single storey Modern Essential, 10–14 months for a double-storey Elite, and 12–18 months for a Master Craftsmen build. The planning stage (DA/CDC) is the biggest variable and depends entirely on your council.

Yes. The contract sum is locked the moment both parties sign. The only way the price changes after that is if YOU request a variation (which gets quoted and approved before any work proceeds), or in the genuinely rare case of sudden market-wide material cost spikes (this clause is detailed in the contract Special Conditions). No upselling at handover.

Yes — by pre-arranged appointment with your supervisor. We require this for insurance/WHS reasons (active building sites are hazardous), and so you get the most value from each visit — your supervisor walks you through what's been done and what's next.

During the pre-handover walk-through we list every defect with you. We rectify each before you take keys. After handover you have a 90-day maintenance window for anything else that appears (squeaks, hairline cracks from drying, etc.), and a statutory 6-year structural guarantee on top.

No — we coordinate everything. Registered surveyor, structural engineer, certifier, council lodgement, water authority, electrical compliance, waterproofing certification, pest control, occupation certificate. All included as part of the contract. You only need to organise your conveyancer and finance.

Ready to start your Stage 01?

Book a no-obligation consultation. We'll walk through your block, your brief and your budget — and tell you honestly whether 13 Homes is the right builder for your project.

Book Consultation Call 0406 842 664