What to Know Before Building a Double Storey House

Planning to build a double storey house is like preparing for a long road trip up the coast—exciting, full of potential, and smoother when you've packed right from the start. It's not just about building taller; it's about thinking ahead for your family's comfort, movement, and budget. Whether you want room to grow, better street views, or innovative use of a small block, it's worth understanding the big picture before you dive in.

Key Considerations Before You Begin

Choosing the Right Block of Land

The block shapes your entire build. A sloped block might offer dramatic views but expect extra site costs. Flat blocks are easier and cheaper to build on, especially for a two-storey layout. Check where the sun rises and sets—it affects where you want windows, patios, and bedrooms.

Understanding Council Regulations and Building Codes

You'll need approval before you lay a single brick. Councils have rules around setbacks, heights, and open spaces. These vary from suburb to suburb. Call your local council or have a planner help you understand what's allowed on your land.

Budget Planning and Financial Preparation

Think beyond the quote from your builder, including connection fees, soil tests, design changes, and landscaping. A good tip? Set aside at least ten per cent of your total budget for surprises. Speak with a broker to understand borrowing limits and loan types before committing.

Designing a Functional and Stylish Double Storey Home

Optimising Floor Plan Layout

Use the upstairs for sleeping zones and downstairs for everyday living. This keeps busy areas away from quiet spaces. Parents often place their bedrooms downstairs and children's rooms upstairs for privacy. Don't forget a bathroom on both levels—it's a small choice that adds real value.

Natural Light and Ventilation

More windows don't always mean better light. Think about window placement and how light moves through your home during the day. North-facing living areas in the southern hemisphere get the best natural light. Also, place windows opposite each other to allow cross-breezes—this can reduce your need for air conditioning.

Storage, Accessibility, and Future-Proofing

Families grow, and needs change. Consider under-stair storage, wide doorways, and adaptable spaces—like a study that becomes a nursery or a guest room. If you plan to live in your home for decades, look into stair designs that suit older adults and children.

Choosing the Right Builder and Architect

Questions to Ask Before Signing a Contract

Don't just ask about cost—ask about timeframes, previous double storey builds, and how they handle weather delays. Visit a display home, talk to past clients, and trust your gut.

Comparing Quotes and Inclusions

One builder's "turnkey" might not match another's. Check if things like flooring, driveways, and fencing are included. Make sure you're comparing the same items across all quotes. That's where things often get sneaky.

The Importance of Transparent Communication

You want a builder who listens and explains things clearly. They should tell you when choices affect the timeline or price. Weekly updates, one point of contact, and written change logs will save you stress and money.

Construction Phase – What to Expect

Pre-Construction Sitework

After planning approval, work begins. This stage includes clearing the block, pouring the slab, and installing water, power, and sewer lines. If the block isn't level, this part takes longer.

Milestones During the Build

Frame up. Roof on. Bricks laid. Internal walls and ceilings come next. Then it's time for kitchen install, paint, and flooring. Expect site visits at each stage—you'll want to check progress and ask questions.

Inspections and Quality Assurance

Independent inspectors can spot issues early—like poorly placed plumbing or uneven stairs. They're worth the cost. Builders also have checks, but outside eyes give them peace of mind. Make sure warranties are included in your handover documents.

Final Steps and Moving In

Handover and Final Checklist

Before getting the keys, inspect everything: test lights, taps, doors, and appliances. Confirm your compliance certificates and warranties are ready. Ask for a maintenance guide from your builder—it'll help with upkeep in year one.

Landscaping and External Features

Builders don't always include the budget for paths, fences, and grass. Also, think about outdoor lighting and bin storage. It's the small things that make your home feel finished.

Maintenance Tips for New Double Storey Homes

Check roof gutters after storms. Look for cracks in paint or plaster as the home settles. Keep the stair treads clean and dry—especially if you've got little ones running around. Regular checks prevent big repairs later.

Common Mistakes to Avoid

• Skipping a soil test before designing your layout

• Underestimating the cost of staircases and upper-level heating

• Choosing trends over function in your two storey house design

• Forgetting to leave room for bins, storage, or backyard space

• Assuming a "standard plan" will suit your block and family

Making Informed Choices for Your Dream Home

Building a double storey house is about more than two levels—thoughtful planning, clear communication, and spaces that work for your everyday life. Whether you're eyeing a modern double storey house plan or drawing your own from scratch, ask questions early and think long-term. When done right, your home will feel right from day one—and still fit five or ten years from now.