Building a new home doesn’t start with framing, finishes, or design selections. Long before any lumber arrives on site, there is a detailed planning and approval process that sets the stage for everything that follows.
In the first episode of our A New Home Build from Start to Finish series, I’m on site in Dartmouth, Nova Scotia, with Chris from Marchand Homes to walk through what really happens before construction begins — a stage many buyers never get to see.
Choosing the Right Home for the Lot
One of the very first steps in a new build is understanding the lot itself. Every property has unique characteristics that influence what type of home can be built, how it will sit on the land, and how it will function day to day.
Some lots are heavily wooded, requiring builders to walk the land carefully to assess grades, slopes, and access. Others, like this lot on Angel Court, are already cleared, making it easier to visualize how a home will fit.
Grade plays a major role in determining the home design. In this case, the natural grade allows for a ground-level garage entry with steps leading up to the front door — a layout commonly seen in this area and one that works well with the surrounding homes.
Custom Home Design: More Than Just Floor Plans
While many builders offer pre-designed models, custom home building allows buyers to tailor a home to their lifestyle, needs, and long-term plans. With an in-house design team, buyers can start with an existing concept or bring inspiration from magazines, previous homes, or personal ideas.
Custom design doesn’t mean reinventing the wheel — it means adapting a home to suit the lot, the budget, and how the homeowners plan to live in the space. Every decision made at this stage helps avoid issues later in the build.
Permits and Timelines: What to Expect
Once the design is finalized, the next step is applying for permits. Permit timelines can vary significantly depending on the municipality and the specifics of the project. In HRM, approvals can take anywhere from a couple of weeks to several weeks, and there’s often no exact formula for how long the process will take.
Only once permits are approved can construction officially begin. From that point, the overall build timeline depends on the size of the home, the level of detail, and external factors like weather. For this build, the estimated construction timeline is approximately six months, factoring in the winter season.
Preparing the Site for Construction
With permits in hand, the first physical work on site involves excavation and preparation for footings. This stage lays the groundwork — quite literally — for the entire home.
Footings must be placed below the frost line to prevent movement caused by freezing and thawing. From there, the foundation system can be built, but every lot is different. Soil conditions, drainage needs, and grading requirements all influence how this stage is handled.
This is why no two foundations are exactly the same, even within the same neighbourhood.
Why This Stage Matters
The early planning, grading, and permitting stage is one of the most important parts of a new home build. Decisions made here affect timelines, costs, layout, and long-term performance of the home.
By taking the time to understand the lot, design the home thoughtfully, and navigate approvals properly, builders can set the project up for a smooth construction process.
In the next part of this series, we move from planning to construction as footings and foundations begin to take shape — where the build truly starts to come to life.
If building a home or making a move is on your mind, my team of buyer specialists and I would love to help you explore your options and plan your next steps with clarity and confidence.
Watch the Build Series
This blog post is part of our A New Home Build from Start to Finish series on the Halifax Real Estate YouTube channel.
🎥 Watch Episode 1: Before the Home Build Begins
You can also follow along with the entire series as we document each stage of this real new home build in Dartmouth, Nova Scotia — from early planning all the way to the finished home.
👉 Subscribe to the Halifax Real Estate YouTube channel at www.youtube.com/HalifaxRealEstate to catch every episode and see how this build unfolds, step by step.