Pre-Construction Checklist for Building a New Home in Tasmania

The construction phase of a new home in Tasmania is visible and exciting — but the groundwork that makes it possible happens long before any soil is turned. Planning approvals, surveys, energy assessments, service connections, and insurance all need to be resolved before a builder can legally and safely begin. This checklist covers the pre-construction steps for a new residential build in Tasmania, in roughly the order they typically occur.

1. Confirm Land Title and Survey

Before any design work begins, obtain a current title search for the land to understand what encumbrances, easements, or covenants apply. A boundary survey is typically required to confirm the legal boundaries of your lot and any setback constraints relative to those boundaries. On sites where the survey pegs are unclear or missing — common on rural lots or older subdivisions — a licensed land surveyor will need to re-establish them before the designer can place a building on the site.

If the site has a significant slope, a topographic survey — a detailed contour plan of the land — is needed for the designer to work from. Many building designers and architects will not prepare meaningful drawings without one, because the design of the slab or subfloor, stormwater drainage, and finished floor levels all depend on the site contours.

2. Soil and Geotechnical Investigation

A geotechnical investigation — commonly called a soil test or geotech report — establishes the bearing capacity and classification of the soil on your site. In Tasmania, soil classification under AS 2870 (the Australian standard for residential slabs and footings) is required before a structural engineer can design the slab, footings, or pier system for your home.

Soil conditions in northern and north-west Tasmania vary considerably. Sandy coastal soils behave differently from the clay-heavy soils found in parts of the Tamar Valley, and basalt-derived soils on the North-West Coast are different again. A site-specific soil test, rather than an assumed soil classification, protects both you and your builder from unexpected footing costs that arise when a more expensive footing solution is required than the design allowed for.

The geotechnical report also informs the NatHERS energy assessment (concrete slab thermal mass behaviour varies with subfloor design), and flags any contamination, fill, or groundwater conditions that the builder needs to be aware of.

3. Check Planning and Zoning Requirements

In Tasmania, all land use and development is assessed under the relevant local council's planning scheme, which forms part of the Tasmanian Planning Scheme. Before your designer begins work, confirm the following through your council's planning department or the Tasmanian Government's The LIST (Land Information System Tasmania):

• Zoning of the land (e.g., general residential, rural residential, rural resource) and what uses are permitted as of right vs subject to planning discretion
• Any overlays that apply: bushfire-prone area, flood-prone area, heritage, environmental, or coastal overlays
• Minimum setbacks and site coverage limits applicable to the zone
• Whether a planning permit is required for your proposed development (many straightforward residential builds are permitted uses in residential zones, but this depends on the specific zone and council)

If a planning permit is required, this is a separate approval process from the building permit. Planning permits can take weeks to months depending on the council, the complexity of the application, and whether neighbour notification or discretionary assessment is required. A building permit cannot be issued until planning approval is in place for development that requires it.

4. Bushfire Attack Level (BAL) Assessment

If your land is identified as bushfire-prone in your council's planning scheme, a Bushfire Attack Level (BAL) assessment is required before the design is finalised. The BAL rating — ranging from BAL-LOW through to BAL-FZ (Flame Zone) — determines the construction standard required for the building under AS 3959 (Construction of Buildings in Bushfire-Prone Areas).

Higher BAL ratings require significant construction modifications: ember-resistant roof spaces, protected subfloor vents, protected windows, specific cladding materials, and in some cases sprinkler systems. These requirements can add meaningfully to construction cost, so it is important to understand the BAL rating of the site before the design and budget are locked in. See our guide to bushfire-rated building in Tasmania for more on what different BAL ratings require.

5. NatHERS Energy Rating Assessment

Since 1 May 2023, all new Class 1 residential buildings in Tasmania must achieve a minimum 6-star NatHERS energy rating under the National Construction Code (NCC) 2022. The NatHERS assessment uses your design drawings and specifications to model the home's annual heating and cooling energy consumption in Tasmania's Climate Zone 7.

The NatHERS assessment is carried out by an accredited NatHERS assessor and is submitted as part of the building permit application. The design must achieve the 6-star threshold before a building permit will be issued. Ideally, the NatHERS assessment is run iteratively during the design process — checking the rating after each change — so that design decisions about insulation, glazing, orientation, and roof overhangs are informed by their energy rating impact. Waiting until the design is complete to run the NatHERS assessment risks discovering that a costly redesign is needed.

See our detailed guide on energy-efficient homes in Tasmania for how the NatHERS standard interacts with insulation, glazing, and heating system design.

6. Confirm Services Connections

Before your design is finalised, confirm what services are available to the land and what they will cost to connect. In most urban and suburban areas of northern and north-west Tasmania, the relevant services are:

• Water: TasWater provides reticulated water in most urban areas. On rural land without reticulated water supply, a rainwater tank or bore will be required and must meet minimum capacity standards.
• Sewer: TasWater provides reticulated sewerage in most urban areas. Rural properties without a sewer connection will require an on-site wastewater management system, which requires council approval before construction. See our guide to on-site wastewater systems for rural blocks.
• Electricity: TasNetworks provides the electricity distribution network. New connections require a service extension application and may involve significant cost if the property is a long distance from the nearest pole or requires underground installation.
• Communications: NBN access, NBN satellite, or a mobile data solution depending on location. Confirm what technology type serves the land before committing to a property in a low-connectivity area.

Service connection costs can vary significantly and should be confirmed with the relevant provider before the land purchase is finalised or before the construction budget is locked. A property that lacks reticulated sewer, requires a long electricity service run, or needs a new TasWater main extension can add tens of thousands of dollars to the project cost relative to a well-serviced suburban block.

7. Building Permit Application

A building permit is required for all new residential construction in Tasmania under the Building Act 2016. The building permit application is lodged with a licensed building surveyor — either the council's building surveyor or a private building surveyor engaged by the owner or builder — and must include the completed design drawings, structural engineering documentation, NatHERS energy report, and any planning permit already obtained.

Construction cannot legally commence until the building permit is issued. Building permit timeframes vary by council and surveyor, but a straightforward application on a standard residential lot typically takes two to four weeks once the documentation package is complete. Complex applications, discretionary planning matters, or applications requiring third-party referrals (such as to TasWater or TasNetworks) can take longer.

See our full guide to building permits in Tasmania for what the application requires and how the inspection process works through construction.

8. Finance and Construction Loan

If you are financing the build with a construction loan, confirm that your finance is in place — pre-approved at minimum — before signing a building contract. Construction loans are structured differently from standard home loans: funds are drawn in stages (called progressive drawdowns) as construction milestones are completed, with interest charged on the amount drawn rather than the full loan.

Your lender will require a fixed-price building contract (or a confirmed contract sum), the council-approved plans, and in many cases a formal valuation of the completed home before the loan is approved. The timing of these requirements varies by lender, so begin the finance conversation early rather than once the contract is ready to sign.

See our guide to construction loans in Tasmania for how the progressive drawdown structure works and what to expect at each stage.

9. Home Warranty Insurance

In Tasmania, builders carrying out residential building work above the prescribed statutory threshold are required to hold Home Warranty Insurance (HWI) — sometimes called Home Indemnity Insurance — for the benefit of the owner. This insurance protects homeowners against loss arising from defective or incomplete work if the builder dies, becomes insolvent, or disappears before the work is completed or defects are rectified.

Before signing a building contract, confirm that your builder holds a current builder's licence under the Building Act 2016 (Tas) and verify their insurance obligations. The licence can be confirmed through Consumer Building and Occupational Services (CBOS). Your builder should be able to provide evidence of current insurance prior to executing the contract.

10. Sign the Building Contract

The building contract is the legal document that governs the entire construction process — what is included, how variations are managed, the payment schedule, the program, and the dispute resolution process. In Tasmania, residential building contracts are regulated by the Building Act 2016 and the associated consumer protections enforced by CBOS.

Before signing, read the contract carefully and understand what is included in the fixed-price sum, what provisional sums and prime cost items apply (and what allowances have been set for them), and how variations outside the original scope are priced and authorised. If any aspect is unclear, seek independent legal advice before executing the contract.

The building contract should be signed and countersigned before any preliminary works begin on site. Payment of a deposit is typically required on signing, with subsequent payments structured as the project progresses through defined milestone stages. Our guide to building regulations in Tasmania covers the regulatory context for residential construction including the role of CBOS and the owner's rights during and after construction.

Common Questions

How long does the pre-construction phase typically take in Tasmania?

From land purchase to building permit, most projects in northern and north-west Tasmania take three to nine months depending on the complexity of the site, whether a planning permit is required, and how quickly the design and engineering documentation can be completed. Planning applications are the most common source of delay — particularly where neighbour notification is required or the development triggers discretionary assessment. On straightforward residential-zoned sites with no planning permit trigger, the full pre-construction phase can be completed in four to six months.

Can I start clearing or earthworks before the building permit is issued?

Preliminary site preparation — clearing vegetation, rough earthworks, driveway formation — may be carried out before a building permit in some circumstances, but this depends on whether any of that work itself requires a permit under your council's planning scheme. Before undertaking any site works, confirm with your builder and council whether a permit is required. Earthworks that expose soil on steeply sloping sites can also trigger erosion control requirements. Your builder can advise on what preliminary work can safely proceed while the permit is being processed.

What is a private building surveyor and should I use one?

A private building surveyor is a licensed professional who can certify building permit applications and carry out mandatory construction stage inspections on behalf of the building owner, independently of the council. In Tasmania, you can choose between the council's building surveyor and a private building surveyor for this role. Private building surveyors are often faster than council assessment queues and may be more accessible for pre-lodgement advice. Your builder may have an established relationship with a private building surveyor in your area.

Planning Ahead Makes the Difference

The pre-construction phase is where projects succeed or struggle. Owners who begin this process with clear information — about their land, their services, their council's requirements, and their finance — move through it more quickly and with fewer surprises than those who discover issues for the first time when the building permit application is lodged.

Davies Design & Construction has been building custom homes across northern and north-west Tasmania since 2009. We work with clients through the pre-construction process — from initial feasibility through to permit — and can help you understand what your specific site and brief will require before any significant cost is committed. Get in touch to discuss your project and land.