The truth about building a new home with a large-scale volume builder

Building a home from scratch is one of the biggest investments you’ll ever make.

When I built my own home, I opted to go with a volume builder (the large scale home builders), but I also made significant modifications to suit my needs. The end result? A hybrid approach that combined the affordability and efficiency of a volume builder with the customisation of a bespoke home.

Here’s what I learned along the way and why I believe this middle ground might be the best option for many homeowners.

Why choose a volume builder?

Volume builders are popular for a reason. They offer cost-effective home-building solutions, streamlined processes, and relatively quick construction timelines. If you drive through any new estate, chances are most of the homes you see were built by one of the big-name volume builders.

The benefits include:

• affordability: their bulk purchasing power means they can offer competitive pricing.
• standardisation: their pre-designed homes are tested and refined, making construction smoother.
• quicker build times: because they work on multiple homes simultaneously, they follow an efficient production line model.

But there are some serious trade-offs, too.

The harsh reality of volume builders

1. Quality control is a challenge

One of the biggest frustrations with volume builders is the sheer number of contractors they use at different stages of the build. It’s nearly impossible to control quality when one team starts a job, another comes in halfway, and yet another finishes it.

This is why:

• you’ll often see inconsistencies in finishes.
• some tradespeople rush their work because they’re paid per job, not per hour.
• There are trade shortages.
• minor defects and mistakes can be overlooked, because no single team is responsible from start to finish.

For example, I had one painter start the job, only for another painter to come in a few days later and finish it. The colour looked different because it hadn’t been blended properly. Frustrating issues like this add up.

2. Supervisors are stretched too thin

Most volume builders assign supervisors to oversee 15 or more homes at any given time. That’s a lot of houses to manage, and unfortunately, things get missed.

Some of the issues include:

• some supervisors turning a blind eye to small issues to keep projects moving.
• communication gaps between different trades leading to avoidable mistakes.
• the need to be on-site yourself more than you anticipated to catch problems early.

I had a few instances where work was not completed to the agreed standard, and it only got addressed because I was paying attention. If I had relied solely on the supervisor, these issues would’ve been swept under the rug.

3. Limited customisation (without a hefty price tag)

Volume builders make their money by keeping things standard. The moment you start asking for changes—bigger windows, custom cabinetry, or non-standard finishes—the costs start to climb. And sometimes, the prices they quote for these ‘extras’ are absurd.

For example:

• I wanted to upgrade my kitchen benchtop. The builder’s price was nearly double what I could get it for after handover.
• Modifications like moving a wall were disproportionately expensive.
• I was restricted to their supplier list, which meant limited choices for fixtures and fittings.

This is where my hybrid approach came into play.

The hybrid approach: let the builder do the heavy lifting, then customise after handover

After researching and seeing how the industry operates, I decided to let the volume builder handle the core structure of the home, but I planned to take control of many customisations after handover. Here’s why this worked in my favour:

1. I kept costs down
• Instead of paying inflated upgrade fees, I sourced and installed better quality fixtures myself after moving in, like herringbone flooring, light fittings, VJ panelling on feature walls and custom laundry joinery.
• I hired my own trades for things like carpentry when installing the outside deck and I hired a landscaper on a day rate to do my landscaping, saving thousands.
2. I got better quality finishes
• Volume builders often use cost effective materials available to maximise profits. By waiting until after handover, I could choose superior materials within my own budget. I did this with higher quality joinery, for about a third of the cost.
3. I had more control over the end result
• Instead of settling for rushed workmanship, I ensured each customisation was done properly by selecting my own tradespeople.

Examples of what I did after handover:

• Installed custom wardrobes that were both cheaper and higher quality than the builder’s options.
• Repainted key areas where the builder’s contractors had done a poor job.
• Upgraded the flooring to herringbone timber floors, this was a very expensive upgrade through the builder and I did not like their chosen supplier or the quality of floor they provided.
• Added outdoor decking, swimming pool, landscaping and fencing at a fraction of the builder’s quoted price. This was a huge shock when I got the builder quote back.
• Installed the driveway and front paved footpath using materials of our own preferred supplier.

This approach allowed me to get the best of both worlds—an efficiently built home with the ability to make meaningful improvements on my own terms.

Key takeaways

If you’re considering a volume builder, here’s my advice:

• Be realistic about what you’re getting. Their main strength is efficiency.
• Be prepared to monitor the build closely. Don’t assume your supervisor will catch every issue. But also, respect when you are being too overbearing. Basically, know when to follow up regularly while allowing the supervisor to do their job.
• Be strategic with upgrades. Only pay for builder upgrades when it’s absolutely necessary. Basically if it’s part of the structure and construction of the dwelling let the builder do it i.e. bathroom tiling, kitchen joinery etc, otherwise wait until after.
• Consider the hybrid approach. Let the builder handle the structure, then take control of the finishing touches yourself.

Would I build with a volume builder again? Yes, but only with the knowledge and strategy I have now. The key is understanding the limitations and working around them to create the home you truly want.

At the end of the day, building a home is a massive financial and emotional investment. Whether you go with a volume builder, a custom builder, or a mix of both, the most important thing is making informed decisions that align with your goals and budget.