Preliminary Items & Hidden Costs to Consider Before Construction Begins

Renovating your home is an exciting step — but before construction can begin, there are a number of preliminary requirements and associated costs that often surprise homeowners. These items sit behind the scenes, but they play a critical role in ensuring your project is compliant, buildable, and set up for success.

At Cloud23 Design, part of our role is to guide you through this early stage with clarity, so you understand what’s required, why it matters, and when it comes into play.

Below is an overview of the key items typically involved in residential renovation projects across NSW.

Site & Survey Information

Before any design or approvals can progress, your site needs to be properly understood.

Levels & Features Survey
A detailed survey records existing site levels, boundaries, structures, trees, and services. This forms the foundation for accurate design and documentation.

Site Analysis
An assessment of site conditions such as slope, drainage, orientation, and constraints, used to inform a safe and responsive design approach.

Geotechnical Report (if required)
Provides information about soil conditions to inform structural design and footing requirements.

Planning & Approval Requirements

Depending on your project scope, approvals may be required under a CDC (Complying Development Certificate) or DA (Development Application).

10.7 Planning Certificate
Issued by council, this document outlines zoning, planning controls, and any site-specific constraints that affect what can be built.

Statement of Environmental Effects (DA projects)
Explains how the proposed renovation responds to the site and surrounding environment.

Shadow Diagrams
Used to assess potential impacts on neighbouring properties in terms of sunlight and overshadowing.

BASIX Certificate
Mandatory for NSW renovations, confirming energy and water efficiency compliance.

Flood / Bushfire Reports (if applicable)
Required for properties located in flood-prone or bushfire-prone areas to assess risk and outline mitigation measures.

Lodgement via the NSW Planning Portal
All CDC and DA applications are submitted through the Planning Portal as part of the formal approval process.

Design & Documentation

Clear, build-ready documentation is essential for approvals, pricing, and construction.

Architectural / Design Plans
Detailed drawings that communicate the proposed design intent, layouts, and spatial planning.

Construction Documentation
Technical drawings and specifications used by builders and consultants to accurately price and construct the works.

Engineering Design
Structural engineering input ensures the design meets safety and compliance requirements.

Stormwater Design
Manages rainwater runoff and ensures compliance with council and authority requirements.

Construction & Compliance Costs

These are statutory or regulatory costs required before and during construction.

Waste Management Plan
Outlines how construction waste will be managed and disposed of responsibly.

Erosion & Sediment Control Plan
Required to manage site stability and environmental protection during works.

Certifier Fees
Paid to the private certifier responsible for inspections and compliance throughout construction.

Long Service Levy
A NSW government levy calculated as a percentage of construction value.

Home Owners Warranty Insurance
Mandatory for residential projects over $20,000, providing homeowner protection.

Services & Authority Approvals

Title Search
Confirms legal ownership and any restrictions on the property.

Sydney Water Approval (if required)
Needed when works affect water or sewer infrastructure.

Sewer Location Diagram
Identifies existing sewer assets to avoid damage during construction.

Why This Matters

While these items may feel overwhelming at first, they are a normal and necessary part of the renovation process. Understanding them early helps avoid delays, unexpected costs, and compliance issues later.

At Cloud23 Design, we guide you through each step — advising what applies to your project, coordinating required consultants, and ensuring everything is addressed in the right order. Our goal is to remove guesswork and help you move forward with confidence.

If you’re considering a renovation and want clarity around what’s involved before construction begins, feel free to get in touch.

Considering a renovation?

If you’re planning changes to your home and would like guidance around layout, approvals, or early design decisions, you’re welcome to get in touch via the enquiry form.