FAQ Hub
Answers to Every Question About Building in Melbourne
Forty-plus questions from real clients, answered honestly by an operating Melbourne builder. No sales speak, no fine-print dodges.
– COST & PRICING . 8 QUESTIONS
How much does it cost to build a home in Melbourne in 2026?
Single-storey homes from established volume builders start around $2,200 per square metre for base spec. Quality custom builders like Senka sit between $3,200–$4,500 per sqm depending on inclusions and site. A realistic 230sqm family home on a standard lot typically lands between $520k–$780k fixed price including site costs, with true all-in budgets (plus land, stamp duty, landscaping) varying by suburb. Beware anyone quoting under $2,000/sqm — provisional sums will catch up later.
What's included in Senka's fixed price vs other builders?
The fixed price locks in site costs, full turnkey finishes, landscaping, fencing, driveway, appliances, floor coverings, window furnishings, and connection of services. Volume builders often quote base house only, with site costs, facade upgrades, and finishes added as the contract progresses. Before signing any contract, ask for a full tender breakdown and compare line-for-line — that’s where the real price difference lives.
How do provisional sums blow budgets out?
A provisional sum is an estimated cost the builder hasn’t yet locked in — usually for site costs, rock removal, or connections. Under Victorian HIA contracts the builder must provide a realistic estimate, but clients routinely see $15k–$60k added between contract signing and handover. Senka tenders with fixed site costs after a full site inspection, soil test, and feature survey, so you see the real number before you sign.
Are site costs really variable or can they be locked in?
They can absolutely be locked in — but only if the builder has done proper due diligence upfront. That means a soil classification test (AS 2870), contour survey, services investigation, and a full site walk before tender. Any builder quoting without these documents is hiding behind provisional sums. Site costs are fixed at tender and any variance is absorbed.
Can I get an accurate quote before signing a contract?
Yes. A proper tender process produces a full specification document with itemised fixed pricing before the HIA contract is drafted. You should never sign a building contract based on a one-page headline number. Ask for the complete BOQ, PC items, and provisional sum schedule — if the builder resists, walk away.
What’s the difference between H&L package and custom build cost?
Home and land packages bundle a pre-designed home with a specific lot, optimised for cost efficiency — typically 10–15% cheaper than a fully custom build of similar size. Custom builds give you full design control, better orientation to the block, and higher-spec inclusions, but require more time (4–6 weeks extra design) and budget. Both use the same builder and warranty.
How much is stamp duty on a new build in Victoria?
On a new build you generally pay stamp duty on the land value only, not the completed house — provided the build contract is signed after settlement. On a $450k lot in Melbourne’s growth corridors that’s roughly $19k–$22k. First home buyers may receive an exemption or concession up to $600k total value. Always confirm with your conveyancer.
Are prices going up or down in 2026?
Material costs have stabilised after the 2022–2023 spikes, but labour rates in Victoria continue climbing 4–6% annually as the skilled trade shortage persists. Expect modest 3–5% headline price increases through 2026. Locking in a fixed-price contract now protects against further rises during the 12–14 month build.
– BUILDING PROCESS · 7 QUESTIONS
How long does it take to build a new home with Senka?
From contract signing to handover is typically 10–14 months for a standard single-storey home and 14–18 months for double-storey. This includes 6–10 weeks of pre-construction (permits, engineering, colour selections) and 8–12 months on-site. Weather, council delays, and client variations can extend timelines — a Gantt chart is provided at contract signing so you see every milestone.
What happens at each construction stage?
Victorian HIA contracts define six stages: Base (slab), Frame, Lock-up, Fix, Practical Completion, and Handover. Each stage triggers a progress claim you pay against inspection. Photos, written updates, and a short video walkthrough are provided before every claim — you’re never paying for work you haven’t seen.
Can I visit the site during construction?
Yes — formal walkthroughs are scheduled at Frame, Lock-up, and Pre-Handover stages with the site manager. You can drive past anytime; for safety and insurance reasons, on-site visits outside scheduled walkthroughs require advance booking and PPE. A private client portal with weekly photo updates is also provided.
What if I want to change something mid-build?
Variations are possible but get progressively more expensive and time-consuming the later they occur. Changes before frame are usually straightforward; post-lock-up changes can mean rework, re-inspection, and delays. Every variation is documented, priced, and signed before work proceeds — no surprise invoices at handover.
How often will I get updates during construction?
Weekly. You receive a written progress summary every Friday with photos, current stage, and next week’s plan. At each stage claim you get a full video walkthrough. Your site supervisor is reachable Monday–Friday, and the client portal stays updated in real time.
Who’s my main point of contact?
You’re assigned a dedicated Client Manager from tender through handover — one person who owns your file end-to-end. They coordinate with the site supervisor, colour consultant, and accounts team so you’re not passed between departments. The same contact also handles 3-month and 12-month maintenance reviews after handover.
What happens at handover?
Handover is a structured two-hour on-site session: full walkthrough, operation of every appliance and system, keys, warranty documentation pack, and occupancy certificate. Any minor defects are documented in a pre-agreed punch list with a 90-day rectification commitment. You also receive a comprehensive home manual with warranties, serial numbers, and maintenance schedule.
– INCLUSIONS · 6 QUESTIONS
What’s included as standard in a Senka home?
Every Senka home is turnkey: full appliance package (Bosch cooking and dishwasher, Fisher & Paykel fridge allowance), stone benchtops throughout, 2.7m ceilings, engineered oak flooring, wool carpets, ducted reverse-cycle heating and cooling, landscaped gardens with irrigation, driveway, fencing, letterbox, clothesline, and window furnishings. Compared to a volume builder’s base spec, the list is deliberately comprehensive so there are no surprise upgrades.
Can I upgrade or swap inclusions?
Absolutely. The inclusions list is the floor, not the ceiling. Want Miele appliances, European oak flooring, or a wine fridge? The colour consultation includes upgrade options priced transparently with no hidden margin. Swap-outs of equal value (for example, reallocating the ducted heating allowance toward a fireplace) are also welcomed.
Are appliances really Bosch as standard?
Yes. The standard inclusion is the Bosch Series 6 package: induction cooktop, pyrolytic oven, integrated dishwasher, and concealed rangehood. These carry a 2-year manufacturer warranty and are installed by licensed technicians. No unbranded imports or clearance stock — every unit is sourced through an authorised Australian distributor.
What brand of tapware and tiles do you use?
Standard tapware is Phoenix (Australian-designed, Watermark certified, 15-year warranty). Tiles are sourced from National Tiles and Beaumont Tiles with a generous PC allowance for floor, wall, and splashback. If you choose something outside the standard range, it’s priced accordingly and the allowance is credited — no lock-in.
Is landscaping really included?
Yes — and it’s not an afterthought. Standard landscaping includes turfed lawn, planted garden beds with mulch, irrigation, concrete driveway, fencing (2m Colorbond or treated pine paling), letterbox, and clothesline. The landscape design is coordinated with the home’s colour scheme for a cohesive finish.
Does “standard” vary between home sizes?
Slightly. Larger homes (300sqm+) receive upgraded spec for zoned heating, additional bathroom fixtures, and a double-garage door motor. The core brands and finishes remain consistent across all sizes — there’s no downgraded “budget tier” for smaller homes.
– FINANCE & GRANTS · 6 QUESTIONS
Am I eligible for the First Home Owner Grant?
In Victoria the FHOG is $10,000 for new builds on contracts under $750,000 (regional: up to $20,000). You must be an Australian citizen or permanent resident, at least 18, and intend to live in the home for 12 continuous months within the first year. The grant is paid at the first progress claim, not settlement. Check eligibility via the State Revenue Office.
Can I use SMSF to buy an investment property?
Yes — a self-managed super fund can build a new investment property using a Limited Recourse Borrowing Arrangement (LRBA). The structure is strict: no personal use, no related-party tenancy, and clear separation of construction contracts and loan funds. Coordination with your accountant and LRBA lender is essential to meet compliance requirements.
What deposit do I need to start building?
For a standard construction loan, lenders typically require a 10–20% deposit on the total land + build value. On a $900k project that’s $90k–$180k plus stamp duty and fees. Some lenders accept 5% with Lenders Mortgage Insurance. The builder deposit (paid at contract signing) is 5% of the build contract and is protected under Domestic Building Insurance.
Can I get pre-approval before choosing a design?
Yes — and it’s recommended. A broker can issue pre-approval based on your income and deposit, helping define your realistic budget. Once you choose a design and lock in the tender, the lender converts pre-approval to full approval using the contract. Pre-approval is typically valid for 90 days and can be renewed.
How do construction progress payments work?
Your lender releases funds in stages aligned with the HIA contract: deposit (5%), base (10%), frame (15%), lock-up (35%), fix (20%), completion (15%). At each stage the builder submits a claim with supporting inspection evidence; the lender’s valuer confirms progress before releasing funds directly to the builder. You only pay interest on the funds drawn.
Do you have finance partners we can use?
Independent mortgage brokers specialising in construction loans can compare rates across 30+ lenders, including major banks and second-tier lenders. They’re not tied to a single institution, and while optional, they often secure more competitive rates than going directly to one bank.
– PLANNING & PERMITS · 6 QUESTIONS
Who handles council planning permits?
We do. The design team prepares all drawings, reports, and documentation; a planning consultant manages council lodgement, responds to RFIs, and attends panel hearings if needed. You receive weekly status updates until permits are issued. Council fees are passed through at cost — no markup.
How long does a planning permit take?
In established councils (Boroondara, Stonnington, Bayside) expect 4–8 months including advertising and objection periods. Growth councils (Wyndham, Casey, Melton) can process simpler applications in 6–10 weeks. ResCode-compliant designs on standard lots often skip planning entirely and move straight to a building permit (2–4 weeks). The applicable pathway is confirmed at tender.
Can I build on a heritage overlay?
In established councils (Boroondara, Stonnington, Bayside) expect 4–8 months including advertising and objection periods. Growth councils (Wyndham, Casey, Melton) can process simpler applications in 6–10 weeks. ResCode-compliant designs on standard lots often skip planning entirely and move straight to a building permit (2–4 weeks). The applicable pathway is confirmed at tender.
What’s a ResCode permit?
ResCode (Clause 54/55 of the Victoria Planning Provisions) sets design standards for residential developments. An assessment covers setbacks, overshadowing, overlooking, private open space, and neighbourhood character. If the design complies, approval is usually straightforward; if not, revisions or a planning permit with objections addressed will be required.
Do I need a soil test?
Yes — it’s mandatory under AS 2870. A geotechnical soil report classifies your site (A, S, M, H1, H2, E, P), which determines slab design, footing depth, and engineering requirements. The soil test is commissioned before tender (typically $600–$900) and directly informs the fixed price.
What overlays affect my block?
Common Victorian overlays include Heritage, Vegetation Protection, Bushfire Management, Significant Landscape, Development Plan, and Design & Development. Each has specific requirements and constraints. A VicPlan report before purchase will identify all overlays, zoning, and potential limitations — essential due diligence to avoid costly surprises.
– WARRANTY & QUALITY · 5 QUESTIONS
What does the 7-year structural warranty cover?
Under Victorian domestic building law (Domestic Building Contracts Act 1995), structural defects are covered for 7 years from practical completion. This includes footings, slab, load-bearing walls, roof structure, and any defect that makes the home unsafe or uninhabitable. Non-structural items (paint, fixtures, fittings) carry separate manufacturer warranties ranging from 1–10 years.
What’s domestic building insurance?
Domestic Building Insurance (DBI) is mandatory for all Victorian residential builds over $16,000. It protects you if the builder dies, disappears, becomes insolvent, or fails to complete the project. Coverage is up to $300,000 and is issued via the VMIA. The DBI certificate is provided at contract signing — always verify it before proceeding.
What if something breaks after handover?
A structured defects process is in place: report any issue through the client portal, triage occurs within 2 business days, and rectification is scheduled within 2 weeks for urgent items or up to 90 days for non-urgent. There are also formal 3-month and 12-month maintenance reviews where the home is inspected and issues are resolved. After 12 months, statutory warranty still applies.
How do I make a warranty claim?
Log the issue via the client portal or contact your Client Manager with photos. A response is provided within 2 business days with a rectification plan. If the issue involves a third-party manufacturer (appliances, tapware), the claim is handled on your behalf. Structural warranty claims follow the same process, with ongoing liability maintained throughout the 7-year period.
Is your quality different from volume builders?
Yes — the difference is in scale and control. Building a smaller number of homes annually allows for closer oversight, consistent trades, and tighter quality control. Materials are specified by brand and model rather than generic allowances. The result shows in long-term performance and finishing detail, not just initial presentation.
Still have questions?
Ask us directly — we usually reply within 4 business hours.
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