Have you lost faith in Australia's residential builders? You're not alone. Homeowners put their life savings into a new home, and too many have ended up with delays, defects and a builder who stops answering the phone.
But there are builders out there who do the job properly, own their mistakes and fix them. Slogans and display homes won't tell you which is which. The good news is that most of the signs are things you can check before you sign. Here are the seven I'd look at.
1. A clean licence and a real history
Search the builder's licence on the QBCC website. Check:
- the licence class covers the work you want
- how long they've held it
- any disciplinary action, directions to rectify or past insurance claims
Then look for the business behind the name: how long they've been trading, where they build, and whether the person you're dealing with will actually be involved in your job.
2. A quote and specification you can actually check
A trustworthy builder gives you a detailed quote and specification, not a brochure. Look for:
- brands, models and sizes rather than "quality", "designer" or "builder's range"
- realistic provisional sums and prime cost allowances, not low numbers that will blow out later
- clear exclusions, so you know what else you'll need to pay for
- site costs worked out from a soil test and survey, not guessed
If the builder is vague now, they'll be vague later when it costs you money.
3. Honest timeframes
Be wary of a builder who promises the fastest build in town. Ask for the contract build time in writing, how it allows for rain and other delays, and how they'll let you know if things slip. Ask past clients whether their home was finished close to the date they were given.
4. A fair contract and payments
In Queensland, use a recognised contract such as the QBCC New Home Construction Contract or an industry association contract. Check:
- the deposit is within the legal limit (for most new homes, no more than 5% of the contract price)
- progress payments are tied to completed stages, not dates
- the contract's rules on variations, delays and price changes are clear
- the home warranty insurance premium has been paid
Get the contract reviewed by a building lawyer if anything isn't clear.
5. Clear, regular communication
Ask how often you'll get updates, who your contact will be, and whether you'll be able to visit the site and get a site meeting at key stages. A builder who explains things in plain language before you sign is more likely to keep doing it once the slab is down.
6. Owning mistakes and fixing defects
Every build has defects. What matters is how they're handled. In Queensland, your builder must fix defects that appear in the 12 months after practical completion (QBCC New Home Construction Contract, GC 29.1). Statutory home warranty insurance also covers non-structural defects that appear within 6 months (lodged within 7 months) and structural defects for longer.
Ask the builder how they handle defect callbacks and how quickly they usually get to them. Then ask past clients how long it actually took.
7. Past clients who'd hire them again
Ask for the names of two or three recent clients, ideally with homes like yours, and call them. Good questions:
- Was the house finished close to the agreed date and price?
- How were variations handled?
- How did the builder respond when something went wrong?
- How long did defects take to be fixed?
- Would you build with them again?
Look at online reviews too, but give more weight to a conversation with a real client than a star rating.
Trust, but check
As the saying goes, trust arrives on foot but leaves on horseback.
A builder who's confident in their work won't mind you asking any of these questions, or getting independent inspections at each stage. If they get defensive, that tells you something.
Our C4 Asking the Right Questions checklist gives you the full list of questions to ask a builder before you sign. You'll find it on our checklists page.
If you want our view on how the big project builders operate, read this:
Anthony Painter
