Developer Design Guidelines Explained

If you are buying land in a new estate, you will almost certainly be subject to developer design guidelines. These are rules created by the estate developer that control what you can build, what materials you can use, and how your house must look. The guidelines are designed to maintain a consistent standard of housing in the estate, protect property values, and create a cohesive streetscape.

While design guidelines can help maintain the quality and appearance of the estate, they can also add significant cost to your build and limit your design freedom. Understanding what the guidelines require — and what they cost — is essential before you buy land in a new estate.

What Design Guidelines Typically Cover

Developer design guidelines vary by estate, but most cover the following areas:

The Design Review Process

In most new estates, the house design must be submitted to the developer's design review panel for approval before construction begins. The process typically involves:

1. The builder prepares the house design and facade treatment in accordance with the design guidelines.
2. The design is submitted to the developer's design review panel (usually with the builder's standard drawings and a facade specification).
3. The panel reviews the design against the guidelines and either approves it, approves it with conditions, or requests changes.
4. If changes are requested, the builder modifies the design and resubmits. This can add 1–4 weeks to the timeline.
5. Once approved, the design is submitted to the council (or private certifier) for the building approval.

The design review process typically takes 2–4 weeks, but can take longer if the design needs to be modified. Some developers charge a design review fee ($500–$2,000) for each submission.

How Design Guidelines Affect Build Cost

Design guidelines can add cost in several ways:

• **Minimum house size** — If the guidelines require a minimum floor area larger than the house you planned, you must upgrade to a larger design, which can add $10,000–$50,000 or more.
• **Facade materials** — If the guidelines require a higher standard of facade (e.g. 70% brick instead of 50%, or render instead of weatherboard), the facade upgrade can add $3,000–$15,000.
• **Roof material and pitch** — If the guidelines require a higher roof pitch or a specific roofing material, the upgrade can add $2,000–$10,000.
• **Corner lot requirements** — Corner lots typically require additional facade treatment on the side wall (e.g. brick to the side boundary), which can add $5,000–$20,000.
• **Landscaping and fencing** — The guidelines may require a minimum standard of front landscaping and a specific fence type, which can add $3,000–$10,000.
• **Driveway** — The guidelines may require a specific driveway material (e.g. exposed aggregate instead of plain concrete), which can add $2,000–$8,000.

How Builders Handle Design Guideline Costs in Contracts

Builders handle design guideline costs in one of three ways:

• **Included in the fixed price** — The builder has reviewed the design guidelines and included the required upgrades (facade, roof, garage, etc.) in the fixed price. This is the best outcome.
• **Provisional sum** — The builder includes an estimate for the design guideline upgrades but notes that the actual cost may vary based on the design review panel's requirements.
• **Exclusion** — The builder excludes all design guideline-related costs from the contract. You must pay for the required upgrades as a variation after the design review.

Design Guidelines vs Covenants

Design guidelines and covenants are related but distinct:

• **Covenants** are registered on the title and are legally binding restrictions that run with the land. They are enforced by the developer (while the estate is being developed) and by other landowners in the estate (after the developer has sold all the lots). Covenants are difficult to remove.
• **Design guidelines** are the rules created by the developer that specify what the covenants require in practice. The design guidelines are typically a document (not registered on the title) that explains the covenant requirements in detail. The design review panel enforces the guidelines by approving or refusing the house design.

In practice, the covenants and the design guidelines work together — the covenants are the legal mechanism, and the design guidelines are the practical rules. For a detailed explanation of covenants, see our guide:

Covenants Explained →

What to Check Before Buying Land

Common Mistakes and Hidden Costs

• Not reading the design guidelines before buying land in a new estate.
• Assuming the builder's standard design complies with the guidelines — many standard designs do not meet the minimum house size or facade requirements.
• Not budgeting for the cost of facade, roof, and landscaping upgrades required by the guidelines.
• Forgetting that corner lots have additional requirements (e.g. brick to the side boundary) that can add $5,000–$20,000.
• Not checking whether the builder has reviewed the guidelines and included the required upgrades in the fixed price.
• Underestimating the time the design review process can add to the build timeline (2–4 weeks, or longer if changes are needed).
• Not checking whether the design guidelines prohibit features you want (e.g. a flat roof, a specific colour scheme, or a particular material).

Frequently Asked Questions