Building Your Home: What Happens in the Pre-Site Phase

by Carlisle Homes

So you’ve chosen a home design you love and it’s all systems go. But what happens next? Here, Carlisle provides a step-by-step breakdown of the pre-site phase.

Building your dream home is a huge achievement. But a lot happens between the moment you select your perfect home design and when you open your front door for the very first time. In one of a two-part series, Carlisle reveals exactly what takes place during the first key step in your homebuilding journey – the pre-site stage.

Read about the second step in the process – the construction phase – here.

Step 1: New Home Selection

Congratulations! This is the start of your journey with Carlisle Homes. 

There’s lots to do in this exciting first stage. With the help of Carlisle experts, you’ll choose your perfect home design, select your facade, specify any special features you want in your floor plan, finalise important paperwork, and pay your deposit.

Here’s exactly what to expect during this phase:

Initial appointments

• You’ll meet with a New Home Sales Consultant to walk through Carlisle’s display homes and the incredible things that come included with your new home, plus features you may wish to consider.
• Your consultant will help determine the best placement of your home on your block and provide an initial quote.
• If you already have a block of land, you will need to provide Carlisle with your Land Contract of Sale, including a clear copy of the Plan of Subdivision, proof of land ownership, and funding details for construction. If your land isn’t yet completed, you will need to provide the latest updates on the timing of the land subdivision.

Secure your new home

• You will need to pay Carlisle an initial deposit of $2,000 to secure the base price of your house, Carlisle 365 inclusions, pricing for all items in your quote, and your allocated site start month. There will also be paperwork to sign.
• Prior to payment, one of Carlisle’s finance partners will contact you for a finance assessment (if applicable), ensuring that all your financial aspects are thoroughly understood and addressed.  
• The $2,000 deposit is non-refundable and all paperwork must be completed within 14 days of payment.

Paperwork Appointment

In this stage: 

• You will meet your New Home Sales Consultant again to finalise the details of your new home, including placement on your block, facade selection, and any optional upgrades to your floor plan.
• You will review the plans and paperwork to ensure that Carlisle has accurately captured your vision for your home.
• The resulting sales paperwork will be submitted to Carlisle Homes’ Head Office so their team can prepare a Pre-Contract Agreement.

• Carlisle will arrange a soil test, a site survey, and all the necessary property information for your titled land (or as it titles).

• Your Client Liaison Executive will contact you to schedule your Spectra Group Tour, the Design Brief session, and the Pre-Contract Agreement Signing Appointment.

Spectra Group Tour

• During this guided group tour, you will explore Carlisle’s award-winning Spectra Showroom and view the incredible customisation options available for your new home. Allocate around one hour.

Spectra Design Brief

• During this one-on-one appointment with a Carlisle Design Consultant, you will review and refine your sales quote selections and get initial ideas to prepare for your Spectra Colour appointment, which will take place after your Pre-Contract Agreement is complete. Allow around 1.5 hours.

Thinking of a swimming pool?

• If you are planning a pool, you will need to let Carlisle know before you sign the Pre-Contract Agreement. You will need to provide your Client Liaison Executive with the pool company details, full pool dimensions, plumbing locations, engineering plans, a site plan with the location of the pool pump, filtration equipment, and gas or electricity supply requirements. You will also need to provide a Build Safe certified pool platform that covers the entire pool, which will need to be inspected and approved by Carlisle Homes prior to site start. 

Important note: No further structural changes can be accepted after this stage and your facade must be nominated.

Step 2: Pre-Contract Agreement

During this stage, Carlisle will draw up your Pre-Contract Agreement, incorporating details from your sales quote, siting preferences, chosen structural options, and any additional upgrades. Your vision for your new home will be transformed into a well-defined and documented plan.

In this stage:

• Carlisle will conduct a comprehensive siting process and prepare your Pre-Contract Agreement documentation.
• You will have a virtual appointment with your Client Liaison Executive to complete and sign the Pre-Contract Agreement, making any final adjustments. Allow two hours.
• You will need to pay an additional $3,000 (non-refundable). This payment allows Carlisle to obtain your preliminary Contract Drawings and schedule your Spectra Colour and Electrical Appointments.
• You will need to provide contact details for your financial institution, including the bank name and branch information. If applicable, share the lender’s pre-approval.
• If Carlisle was unable to fix your site costs upfront, at this point the pricing for site works will be provided after the completion of soil testing and site surveys (if available, for example, if your land is titled).

Step 3: Colour and Electrical Selections

Now the fun part – choosing the colours and finishes for your new home!

The following will take place now:

Spectra Colour Selection Appointment

• During this full-day appointment, you’ll meet a qualified Design Consultant at Carlisle’s Spectra Showroom to bring your vision for your new home to life.
• You will explore interior and exterior colour, finish and lighting options and make selections.
• After this appointment, you should review your preliminary contract drawings in preparation for your Electrical Selection Appointment.

Important note: Colour Selection appointments start at 8.30am sharp, Monday to Friday. 

Electrical Selection Appointment

• You will have an Electrical Selection Appointment at the Spectra Showroom to personalise your home’s electrical layout and specify upgrades such as alarm systems and decorative lighting. Allocate two hours.
• You will be asked to complete Carlisle’s Customer Experience and Satisfaction Survey.

Step 4: Contract

This stage marks the exciting final approval of your new home contract. Carlisle will craft your HIA building contract alongside your final working drawings and selections, giving you the opportunity to review, confirm, and happily sign off your approval.

During this stage:

• If previously unavailable, the details of site works pricing will be presented to you after the successful completion of soil testing and site surveys.
• Ahead of your Contract Signing Appointment, Carlisle will provide you with comprehensive documentation, including the HIA Plain English Building Contract, soil test and survey results, colour selections, builders’ specifications, and contract drawings.

Contract Signing Appointment

• You will complete the Contract Signing Appointment at Carlisle Homes’ Head Office. Allocate a full day.
• Provide your Client Liaison Executive with funding details from your financial institution (if applicable) and proof of land ownership.
• If you are self-funded, pay a progress payment of 10% two weeks before your authority to commence construction is due. This payment will be held in an independent trust.
• Upon contract signing, the remaining 5% of your contract value is due.
• Carlisle will then initiate the application for the building permit and seek Developer’s Approval (if applicable) and apply for Homeowners Warranty Insurance.
• The finance pack will be sent to your relevant financial institution.
• You will be asked to complete another Customer Experience and Satisfaction Survey.

Important note: All Contract Signing Appointments are conducted between 8.30am and 4pm, Monday to Friday.

Step 5: Site Start Preparation

Now that your contract has been signed off, there are a few things to complete before construction begins. As an overview, you’ll need to: 

• Follow up with your financial institution on the progress of your loan and update your Client Liaison Executive. 
• Provide confirmation of your unconditional loan approval and loan documentation. 
• Share funding details of your financial institution (if applicable) and proof of land ownership with your Client Liaison Executive.
• If applicable to your land, apply for an Asset Protection Permit and Community Infrastructure Levy and provide them to Carlisle (council-specific, only if applicable). 
• If you are funding your own build, pay the final progress payment 10% two weeks before site start. This payment will be held in a trust. 

During this stage Carlisle will: 

• Prepare files for construction.
• Complete construction drawings and finalise supplier orders. 
• Receive your building permit and send it to your financial institution. 
• Send you construction drawings for final sign-off via DocuSign, which you will have to sign and return to Carlisle within 48 hours.