Most cost overruns on independent houses come from decisions made late. This checklist walks through the stages in order and what you should have ready at each one.
1. Before design
- Plot documents, survey and setbacks from the local bye-laws.
- Soil investigation for anything above G+1 or on filled ground.
- Budget range — try our cost calculator.
2. Design and approvals
- Floor plans, elevations, sections; 3D views to freeze the look.
- Structural drawings from a qualified engineer, per IS 456 and IS 1893.
- Electrical and plumbing layouts before the slab is cast (sleeves and conduits).
- Sanctioned plan from the local authority.
3. Estimation and contracting
- Itemised BOQ and specifications.
- Compare at least three contractor quotes on the same BOQ.
- Payment schedule linked to measured work.
4. Substructure
- Excavation, PCC, footings, plinth beams, anti-termite treatment, plinth filling.
- Check reinforcement against the bar bending schedule before every pour.
5. Superstructure
- Columns, beams, slabs floor by floor; curing for at least 7–10 days (longer for blended cements).
- Masonry, lintels, chajjas.
6. Services and finishes
- Concealed conduits and pipes, pressure test plumbing before plastering.
- Plaster, waterproofing of wet areas and terrace, flooring, doors and windows, painting.
7. Handover
- As-built drawings of services, warranties, final measurement against the BOQ.