First step with any structural building project is to get a designer on board. Architect, building designer or a good draftsman. They'll know local legislation, construction processes, design as well as budgets and construction costs to name but a few. Remember though architects do more than just design and draftsman do more than just draw plans. You'll need to decide what you want the designer to do for you and choose the one that is suited to your requirements. Have a quick chat with them all and decide from there.

Hi Anna, Some really good advice from others, and it does sound like you should consider the custom home path, rather than look at packaged house designs. Undercover Architect's blog has some info specific to your situation and is definitely worth a read if you haven't done that yet. I would like to add a couple of points though: -There are a lot of great builders in this area, so there is the potential to speak to a quality builder who will refer you to their designer and handle much of the process similar to if you went down the volume builder path. A volume builder won't allow occupancy without finishing the entire house, but a custom builder might with this type of arrangement. -The benefit of having your house plans & permits done independently of a builder is that you can tender to a few builders and more easily find the best price/quality. Doing a custom home will also give you a lot more scope to exclude items if you were looking to save costs by doing some of the works yourself (painting etc) as you've mentioned. It will also allow you to search for a building designer / architect who you work well with, trust and like their ideas, rather than being put in touch with someone the builder uses. -Builder's generally prefer to use their own sub-trades because they know their quality and punctuality. Some custom builders will allow you to select your own sub-trades, but you can't hold the builder responsible if costs rise due to their available times not matching up. If the builder selects the sub-trade, then it is the builder's responsibility if something goes wrong. -Judging by your comments, at some point someone will mention going 'owner-builder' to you, which is a way you can essentially control the project and select all of your own consultants, trades and subtrades. This will often result in a longer build process but is worth considering in some situations. There are many additional responsibilities (building insurance) and some constraints on the house (additional issues with selling/renting it out within 6 years) which many of our clients have not realised when coming to us, so speak to a knowledgable builder/designer/architect or a building surveyor before choosing this path. Good Luck, Matt - DIMA Design Studio | Geelong

Hi Everyone. It's been a while and not sure if anyone on here will even see this post but thought I would provide a quick update after almost 2 years. We finally moved in a couple of months ago and will host our first Christmas. We never did find a builder, and I did have some legal issues to sort out, including the previous building breaking in and taking anything but we had someone project manage different stages to the point that it is livable. The house is no where near finished and it has been a difficult journey but we are there. Next year I hope to find a builder to take on Stage 2 so that I can say that after 10 years, it is finally finished. A big thank you to Two's Company who got me started. If it wasn't for your advise and assistance I really don't know what would have happened.

executing Owner Builder projects these days really is consolidated to projects that can be self funded - banks and building surveyors are becoming increasingly cautious when it comes to owner builder projects and fair enough too...... Experience/knowledge aside, unless you are retired, on long service leave or have a passive income and have money in the bank, it's questionable whether you'll overall save money when you factor your own time and risk into it.....after helping several clients with owner builds, and doing a couple of my own, (& I know what I'm doing) my opinion of this approach has shifted significantly over the past 15 years or so..........as a general pattern, it starts off as exciting, but the projects are harder to finish, and when the money runs out there's a big risk of being caught in no man's land where you've spend more than anticipated, the jobs unfinished but you need more money to finish it properly to either re-finance of release funds somehow...... My advice (for mental health!) is to approach these projects and engaged with this industry as professionally as possible with clear packaged proposals. Sure build some flexibility into the contract say for choices on finishes etc, but I'd now confidently advise people the best approach for construction projects, to minimise risk and for a most smooth process, is to "front end" investment in comprehensive design, documentation & specification that can then be clearly packaged/presented to a (reputable) builder who can then fix the quote and execute the construction stage far more effectively and efficiently than someone "having a go piecing it all together for the first time", regardless of whether you may have some close industry contacts as support.... Best of luck! Cheers PD :)