A detailed specification is the single best protection you have on a renovation. The plans show what the building looks like. The specification says exactly what's being built, with what, to what standard, and what's included. Without one, you can't hold anyone to anything.

In Queensland it isn't optional either. A domestic building contract over $3,300 must include the plans and specifications for the work. If your contract doesn't have a proper specification, don't sign it until it does.

Here's a real example of why it matters.

The job: a 105-year-old Newstead home

This was a big renovation of a 105-year-old house in Newstead, Brisbane. Half the house was being demolished and rebuilt, with the owner still living in the other half.

We didn't start the job. The first builder had worked from underdeveloped plans with no proper specification of the work. Their progress claims were essentially "we've done this, so you owe us this." The owner had no way to check those claims, because there was no document setting out the full scope, the materials or the standard the work was supposed to meet. Worried about cost, quality and what they were actually getting, the owner ended that contract and asked us to take over.

What we did first

Before we set foot on site, we spent three weeks writing a detailed specification with the owner. We held several meetings to go through the plans room by room, and documented every finish, material and colour choice.

It took time, but on a job that chaotic it had to be done. The owner had already spent a lot of money, the house was half-demolished and they were living in it. We couldn't afford to waste their time or money on guesswork.

You can view the specification we wrote for this project here:

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What the specification contained

A good renovation specification covers:

  • Scope of work by room or area. What's being demolished, what's being kept, what's new and what's being repaired.
  • A finishes schedule. Every tile, tap, fitting, paint colour, benchtop and floor finish, by product name and code.
  • Inclusions and exclusions. What's in the price, and what isn't. Exclusions matter as much as inclusions.
  • Prime cost (PC) and provisional sum (PS) items. Each one listed, with a realistic allowance.
  • Standards and methods. Waterproofing, structural work and other key items described to the relevant standard or manufacturer's instructions.
  • A progress claim breakdown. Each payment stage tied to clearly defined completed work.

How it helped

Progress claims could be checked. Each claim was linked to defined work in the specification. The owner could walk through the house, see whether that work was finished and pay with confidence. That alone fixed the problem that ended the first contract.

No arguments about what was included. Because the spec listed every tile and tap by product code, there were no disputes about what was in the price. If something wasn't in the spec, it was a variation, priced and agreed in writing before the work was done.

Everyone worked from the same document. Our supervisor, the trades and the owner all had the same reference. Questions on site were answered by checking the spec rather than by someone's memory of a conversation.

Better budget control. With the scope fixed and the allowances realistic, there were far fewer surprises, and the job finished as the owner expected.

What to look for in your specification

Before you sign a building or renovation contract, check that your specification:

  • covers every room or area of work, not just the headline items
  • names products by brand, range and code, not "builder's range" or "or equivalent"
  • lists inclusions and exclusions clearly
  • lists every PC and PS item with an allowance you've checked against real prices
  • states how key work such as waterproofing and structure will be done and to what standard
  • ties each progress payment to clearly defined completed work
  • matches the plans, with no contradictions between the two

If anything is vague, get it fixed before you sign. It's much cheaper to argue over a document than over a half-built house.

The Asking the Right Questions checklist will help you work through your contract and specification with your builder.

The bottom line

The first builder on this job didn't fail because the house was old or the work was hard. They failed because nobody had written down what was supposed to be built. A detailed specification protects you, keeps progress claims honest and stops arguments before they start.