The easiest time to sort out a problem with your build is before you've signed anything. Once the contract is signed, every change becomes a variation, every unclear item becomes a negotiation, and every assumption becomes a potential dispute.
These are the questions worth asking every builder you're seriously considering. Ask them in writing, or follow up a conversation with an email summarising the answers. A clear written answer is worth more than a confident verbal one.
Price and what's actually included
- Is this a fixed-price contract, and what could still change the price? Ask for a list of anything that isn't fixed.
- Which items are provisional sums or prime cost (PC) items? These are allowances, not fixed prices (the inclusions checklist explains why). Ask for each one to be listed with its amount, and consider whether any can be converted to a fixed, named item before signing.
- What site costs are included, and what happens if site conditions are different to what you expected? Ask about soil testing, rock, fill, retaining, drainage and service connections.
- How are variations priced? Ask what margin or admin fee applies to variations.
- Can I see a full inclusions list with brands, models and finishes? "Quality tapware" isn't a specification. A named product is.
- What's included outside the house? Driveway, paths, landscaping, fencing, letterbox, clothesline and window coverings are often not included.
Timing
- What's the estimated build time, and when does it start counting? Check what your contract says about the start date and the building period.
- What delays can extend the build time? Ask how extensions of time are claimed and how you'll be told about them.
- How many homes does your site supervisor currently look after? A stretched supervisor can mean slower answers and less oversight.
Payments
- What's the progress payment schedule? Ask what stage each payment is tied to, and what counts as each stage being complete. You'll use that definition every time you check a progress claim.
- What's the deposit, and when is it due? States cap deposits for domestic building work. In Victoria it's 10% for contracts under $20,000 and 5% for $20,000 or more; in NSW the maximum is 10%. Check the rule where you build.
- How and when will I receive progress claims, and how long do I have to pay?
Site visits and communication
- Can I visit the site, and how do I arrange it? Ask whether there are rules for owner site visits, and whether you'll be offered visits at key stages such as slab and frame.
- Can I bring an independent building inspector, and at which stages? A builder who is comfortable with independent inspections is a good sign.
- Who is my main contact, and how should I raise questions or concerns? Ask for it in writing, and ask how quickly they usually respond.
Handover and after
- What happens at practical completion, and how much notice will I get for the inspection?
- What's the defects or maintenance period, and how do I lodge defects during it?
- What warranties and documents will I receive at handover? Ask about appliance warranties, manuals, certificates and keys.
The builder
- What's your licence or registration number? Check it yourself on your state or territory's building regulator website.
- What home warranty insurance or equivalent protection applies to my build? The scheme and its rules differ between states. In NSW, where the work needs Home Building Compensation cover, the builder can't ask for a deposit until the cover is in place and you've been given the certificate. In Victoria, check you've received a certificate of domestic building insurance for projects over $16,000.
What to do with the answers
Compare every builder's answers against your own list of what you want, not against each other's brochures. The cheapest-looking quote often isn't the cheapest once provisional sums, site costs and missing inclusions are added back in.
Anything important that a builder tells you verbally should end up in writing, ideally in the contract or its attached documents. If it's not written down, it's much harder to rely on later.
Before you sign, consider having the contract reviewed by a solicitor or a building contract review service. Some states also give you a short cooling-off period after signing (in Victoria it's five business days from receiving a signed copy, unless you got legal advice before signing), so check yours. Some state consumer affairs agencies and industry bodies also publish free guides to domestic building contracts.
Questions about asking questions
Is it rude to ask a builder this many questions?
No. You're about to make one of the biggest purchases of your life. Good builders expect questions and answer them clearly. If a builder is evasive or dismissive before you sign, that's useful information.
Do I need a lawyer to review a building contract?
It's not always required, but it's often worth it, especially for special conditions and anything that isn't a standard industry contract. A checklist helps you ask better questions. It can't give you legal advice.
Official sources
Rules differ between states and territories. These official pages explain the parts of this guide that depend on the law in each state; check the equivalent body where you build.
- Consumer Affairs Victoria: building contracts checklist: registration, domestic building insurance and the cooling-off period (Victoria)
- NSW Government: contracts for residential building work: deposit limit, progress payments, variations and Home Building Compensation cover (NSW)
- NSW Government: checking your contractor or tradesperson is qualified: checking a builder's licence before you sign (NSW)
- QBCC: find a licensed contractor: checking a builder's licence on the QBCC register (Queensland)
