Questions to Ask A Builder
What to Ask A Builder?
Hiring a builder is one of the biggest financial decisions you’ll make. Whether you’re building a new home, completing a renovation, or adding an extension, choosing the wrong builder can cost you tens of thousands of dollars — and months of stress.
The good news? Asking the right questions upfront separates reliable, experienced builders from those who will leave you with headaches, delays, and substandard work.
This guide covers every important question to ask a builder before you sign anything, so you can hire with confidence.
1. Licensing and Credentials
Are you licensed to build in this state/territory? Licensing requirements vary by location. Always verify the builder’s licence number through your state’s licensing authority before moving forward.
Do you carry public liability insurance and workers’ compensation? If a worker is injured on your property or something goes wrong, you need to know you’re protected. Ask for copies of current certificates.
Are you a member of any industry associations? Membership in bodies like the Housing Industry Association (HIA) or Master Builders Australia signals a commitment to professional standards and ongoing training.
2. Experience and Track Record
How long have you been in business? Longevity matters. A builder with 10+ years in operation has weathered different market conditions and has a proven track record.
Have you completed projects similar to mine? Experience with your specific project type — knockdown rebuilds, heritage homes, sloping blocks — is very different from general construction experience.
Can you provide references from recent clients? Ask for at least three references from the past 12–24 months. Actually call them. Ask whether the project came in on time and on budget, and whether they’d hire the builder again.
Can I visit a completed project or an active job site? Seeing a builder’s work in person tells you more than any brochure. A confident builder will welcome this request.
3. The Build Team and Subcontractors
Who will be on site managing my project day to day? Find out if you’ll be working with the builder directly or a site supervisor. Get their name and ask about their experience.
Do you use your own tradespeople or subcontractors? Neither answer is automatically better, but understanding how the team is structured helps you know who’s accountable for each part of the build.
How do you vet the subcontractors you use? Quality tradespeople are in high demand. Ask how the builder ensures their subbies are licensed, reliable, and meet quality standards.
4. Timeline and Scheduling
What is the estimated timeline for my project? Get a realistic start date and completion date in writing. Ask what’s included in the build program and how milestones are tracked.
How many projects are you currently running? A builder stretched across too many sites may not give your project the attention it needs.
What happens if the project runs over schedule? Understand whether the contract includes any provisions for delays, and who bears responsibility for time overruns caused by weather, materials, or other factors.
5. Pricing and Contracts
Is this a fixed-price contract or cost-plus? A fixed-price contract gives you certainty. A cost-plus contract means you pay actual costs plus a margin — which can lead to budget blowouts if not carefully managed.
What is included in your quote — and what isn’t? Ask for an itemised breakdown. Cheap quotes often exclude site costs, council fees, or landscaping. Make sure you’re comparing apples with apples.
What is the payment schedule? Payments should be tied to construction milestones, not arbitrary dates. Be cautious of any builder requesting a large upfront deposit.
How do you handle variations? Changes to scope during a build are common. Ask how variations are priced, approved, and documented to avoid surprise costs.
6. Communication and Process
How will you keep me updated throughout the build? Set expectations early around communication. Will you get weekly written updates? Site visits? An online portal?
Who is my main point of contact? You should have one clear person to call with questions or concerns — whether that’s the builder, project manager, or site supervisor.
What is your process for resolving disputes? No project goes perfectly. Ask how the builder handles disagreements or complaints, and whether they use any independent dispute resolution process.
7. Quality and Warranties
What quality standards do you build to? Beyond the Building Code of Australia minimum requirements, ask what the builder does to go above and beyond on quality.
What warranty do you offer on your work? In most Australian states, builders are legally required to provide a structural warranty of at least 6 years and a defects warranty of 2 years. Ask if they offer anything beyond this.
Do you provide home warranty insurance? For residential builds above a certain value, builders are typically required by law to take out home warranty (or domestic building) insurance on your behalf. Confirm this is in place.
8. Red Flags to Watch Out For
- Reluctance to provide references or licence details
- Quotes significantly lower than all competitors
- Pressure to sign quickly or pay a large deposit upfront
- Vague or verbal-only answers to contract questions
- No fixed business address or limited online presence