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More Approvals, More Problems? Why Australia’s Housing Pipeline Is Stuck — and How to Protect Your Build

  • Writer: Eli Maguire
    Eli Maguire
  • Aug 14
  • 3 min read
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Approvals are flowing, but construction capacity is running dry. Australia’s housing targets are ambitious, but without solving the build-phase bottleneck, the gap between approvals and completions will only grow. For homeowners and investors, that means greater risk — unless you have the right builder and systems in place.


The Ambitious Goal That’s Hitting Reality

In August 2023, the National Cabinet announced a plan to build 1.2 million new homes in five years. While the intention is admirable, the reality is less promising. Government can influence planning and approvals, but the real challenge lies in delivery — and the current system is already stretched to breaking point.

According to the ABS, there are over 219,000 homes currently under construction, with completion times blowing out and builders struggling to keep projects on track. Without addressing productivity and capacity, more approvals will only add to the congestion.

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Lessons From 2019

The last time Australia got close to that 1.2 million completion mark was in the five years to the end of 2019. But market conditions then were far more favourable:

  • Cash rate averaged 1.6% (compared to around 4.18% today)

  • Units accounted for 46% of approvals, making projects easier to scale

  • Higher investor and foreign buyer activity drove presales for larger developments

Even then, high completion numbers didn’t guarantee better housing outcomes. Home ownership rates actually fell, some investor returns were poor, and building defects were rife. The takeaway? More dwellings don’t always mean better results.



Why Approvals Aren’t Climbing

State governments have introduced upzoning, pre-approved design patterns, and developer incentives. NSW, Victoria, and Queensland have all taken steps to make planning faster and more flexible.

Despite this, approvals remain below the level needed to hit government targets. Reasons include:

  • High interest rates affecting demand and developer confidence

  • Affordability constraints and cost-of-living pressures

  • Lingering buyer caution after the 2021–2023 surge in construction costs


The Pipeline Bottleneck

Even if approvals rise, the industry’s current backlog poses a bigger problem:

  • 219,000 dwellings under construction

  • 30,000 dwellings approved but not started

  • Productivity in dwelling construction down 12% since the mid-1990s

Without better productivity and capacity, more projects in the pipeline will simply mean more homes delayed.


What This Means for Homeowners and Investors

When the system is this congested, risks increase:

  • Delays stretching timelines by months

  • Cost blowouts from material and labour shortages

  • Quality issues from overworked trades

For anyone building in 2025, the real challenge isn’t getting approved — it’s ensuring the home is completed on time, on budget, and to the right standard.

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How EDM Building Protects Your Project

At EDM Building, we’ve built systems to shield clients from these risks and deliver with certainty, even in a congested market.

1. Comprehensive Pre-Construction PlanningOur Design to Delivery and Dreams to Reality packages include feasibility reviews, detailed construction costing, and realistic timelines before work begins.

2. Trusted Trade NetworkWe work with subcontractors we know and trust, ensuring consistent quality and accountability.

3. Stage-by-Stage Quality ControlOur EDM Quality Control Checklist means no stage progresses until the work meets our standards.

4. Transparent CommunicationWeekly updates, milestone reports, and open-book budgeting keep you fully informed.

5. Contingency PlanningWe build in buffers to absorb unexpected market shocks without derailing your project.


The Bottom Line

More approvals don’t solve the housing crisis if the homes aren’t delivered. The real win for homeowners and investors is working with a builder who can navigate today’s challenges and see your project through from start to finish.

 
 
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    • How long will the project take from start to finish?
      Once approvals are in place, we lock in a clear timeline—and stick to it. You’ll also get access to our project tracking platform with live photo updates.
    • Which areas do you service?
      We work across Kiama, Gerringong, Gerroa, Jamberoo, Shellharbour, Berry, Nowra, and the wider Illawarra, Shoalhaven, and Southern Highlands.
    • What makes EDM Building different from other builders?
      We’re a local, family-owned company with a reputation built on trust, care, and delivery. Every team member—from carpenters to apprentices—operates by our values: excellence, integrity, communication, and attention to detail. We don’t just build houses. We build long-term relationships.
    • Do you take on small renovation jobs?
      Yes—we tailor our approach to suit everything from bathroom upgrades to full-home renovations.
    • What’s actually included in the quote?
      Our quote isn’t just a number on a page. You’ll receive a professionally bound booklet with itemised details of inclusions, allowances, and scopes of work—no smoke and mirrors. This makes it easy to compare quotes apples to apples, not apples to lemons.
    • Do I need plans before contacting you?
      Nope. If you’re at square one, our Dreams to Reality Package includes everything from design development to 3D renders.
    • Do you offer free quotes?
      We provide an initial consultation, and from there, our Pre-Construction phase includes detailed quoting, scope definition, and timelines.
    • Can you help me stick to a budget without sacrificing quality
      Absolutely. One of our strengths is value engineering—helping you achieve your vision by prioritising what matters most. We’ll guide you on smart material choices, efficient layouts, and stages of work that fit your goals and budget.
    • How much will my renovation or build really cost?
      At EDM Building, we don’t do vague estimates or “ballpark” quotes. Through our Vision to Value and Dreams to Reality pre-construction services, we provide a detailed, transparent pricing breakdown—right down to materials and labour. Our quotes are realistic, not optimistic. And if we can see ways to save you money without sacrificing quality, we’ll tell you.
    • How long does the pre-construction process take?
      Typically 4–6 weeks depending on complexity. This phase covers everything needed before building begins.
    • What is included in the Pre-Construction Agreement?
      Our Pre-Construction Agreement includes site review, concept development, budget planning, selection guidance, architectural coordination, and a fixed-price quote.
    • How do I know if I’m being overcharged?
      This is a fair concern, and one we hear often. That’s why we break down every cost in a clear and open format. We also help you compare other quotes during our pre-construction meetings—explaining the gaps or shortcuts that might be hidden in a cheaper option.
    • Will I receive regular updates during the build?
      Yes. We provide clear communication via your preferred method—calls, site visits, emails—plus milestone updates.
    • Can I live in my home during construction?
      In some cases, yes—but it depends on the scope and safety of the project. We’ll help you weigh up cost, comfort, and disruption so you can make the best choice. If we think it’ll be a nightmare for you or your family, we’ll be honest and advise against it.
    • What happens if I change my mind during the build?
      We follow a structured variation process—any changes are documented, repriced, and discussed with you before we move forward, so you stay in control.
    • Will my neighbours hate me during the renovation?
      Not if we can help it! We believe in respectful site etiquette. Our team minimises mess, noise, and parking issues—and if your neighbours have concerns, we’re happy to meet them. A smoother project starts with good relationships all around.
    • How long will the project take from start to finish?
      We know how disruptive building can be. That’s why we lock in clear start and finish dates once we have council approval, and we stick to them. You’ll always know what’s happening and when. Our project management software also allows you to track the build from wherever you are—right down to the photo updates.
    • How do you manage timeline delays or surprises during construction?
      We use our PSR approach—Problem, Solutions, Recommendation—to manage anything unexpected. You’ll be brought into the conversation early, so you're never blindsided.
    • Who will be on-site managing my project?
      EDM assigns a dedicated site supervisor, and Eli Maguire oversees all projects to ensure quality and communication are maintained.
    • What qualifications do you have?
      EDM Building is fully licensed and insured in NSW. Our team includes qualified supervisors, tradespeople, and experienced project managers who follow strict industry standards and building codes. Eli is a Master Builders Association of NSW (Master Builders) member.
    • What guarantee do you provide?
      All work is backed by our workmanship guarantee and statutory warranties. We’re committed to doing things properly—and standing by what we build.
    • Do you use local suppliers and trades?
      Yes—we proudly support local trades and suppliers across the Illawarra. They know our standards, and we’ve built strong relationships over the years. This means better communication, faster solutions, and reliable quality for you.
    • Do you offer sustainable or eco-friendly building options?
      We’re all for eco-friendly options—as long as it’s not greenwashing. We can help you choose materials and methods that genuinely reduce your footprint, increase your comfort, and save money long term. Think smart insulation, solar-ready designs, and efficient glazing.
    • What happens if I have questions or concerns during the build?
      We offer open communication at every stage—just reach out. You’ll never be left wondering what’s next.
    • Can I speak to past clients before signing?
      Definitely. Many of our past clients are more than happy to speak with you—and they’ll give you the straight-up version of what working with us is really like. We can also show you photos, testimonials, and walkthroughs of past work.
    • What resources can help me plan my renovation?
      We’ve created a range of practical tools to guide you—whether you’re in the early planning stages or fine-tuning the details. Explore our free renovation eBooks, interactive calculators, and expert-led blog articles, all designed to help you make informed decisions.
    • How do I contact you?
      Call us on +61 483 905 586 or email info@edmbuilding.com.
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      Subscribe to our newsletter for monthly inspiration, project highlights, sustainability insights, and new resources—delivered straight to your inbox.
    • Do you provide aftercare once the build is complete?
      Yes—we’ll walk you through everything and are always available post-handover for advice or support.
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