An independent research database No paid placement · No referral fees
N NeedATrade
Trade 3 of 33 Updated June 2026

A research dossier · 260 trade-region files across 8 states & territories · highest-ticket trade in the set

Hiring a Builder
is where the $200,000 mistakes live.

The luxury / custom build is the highest-ticket job most homeowners ever sign. It's also the one with the longest list of legal protections most homeowners don't know they have. The high-risk operators count on you not reading the contract. This page is what you read first — written from real Whirlpool threads and grounded in Building Commission NSW, QBCC and BPC rules.

10%

The legal maximum deposit. Anything more is illegal.

$6k/m²

Sydney luxury benchmark — and what it doesn't include.

HBC

The certificate that has to exist before you pay anything.

How this page was built

A research dossier, not a referral page.

Sources

Whirlpool (the luxury-build threads are dense here), Reddit r/sydney + r/AusFinance, ProductReview, Building Commission NSW + HBC, QBCC, BPC. Cross-read with Sydney/Melbourne architecture forums.

Verification

Every $/m² range cross-checked against three current Sydney + Melbourne + Brisbane builds. Every contract rule against the current state statute (HBC Act, Domestic Building Contracts Act, QBCC Act). Date-stamped corrections.

Funding

No paid placement. No referral fees from operators. We do not rank or recommend individual tradies. Funded by the supply-side flyer service that runs separately at tradies.needatrade.com.au/flyers/.

In a hurry? Start here

I've got quotes

Compare them properly

Most builder quotes price different scopes. See what a real quote contains, line by line.

I need someone now

Handle it urgently

Make-safe price first, full quote second — and verify the licence before anyone starts.

Is this one legit?

Verify this tradie

The free 60-second routine: licence, insurance, ABN, history — before you pay a deposit.

My state

Check your state rules

Licensing, deposit caps and the common gotcha for your state and territory.

Or grab the four printable buyer checklists →

90-second briefing

Read this first

Before you hire a builder, know this.

  1. 1

    Renovate, extend, or knock-down-rebuild are different projects — decide the scope before comparing quotes.

  2. 2

    Deposits are capped by state law (NSW 10%; QLD tiered 20%/10%/5% by job value; others vary). Anything above your state cap is illegal.

  3. 3

    You are owed insurance-backed home-warranty cover above the state threshold (HBC / DBI / QBCC and equivalents).

  4. 4

    "Fixed price" means nothing without a written variation clause and a provisional-sum schedule.

  5. 5

    Get the licence number, ABN, certificate of currency and the warranty scheme in writing before any deposit.

Before we start

The contract is the build.
The build is just execution.

Every other trade on this site is something you can recover from if it goes wrong — repaint, refit, replace. A luxury build is not. The decisions you make before you sign — which lane of builder, what's in the $/m² number, what's in the contract — decide whether you finish on time and within 5% of the quote, or whether you end up in NCAT.

The ten questions below are written to be asked before you sign — not afterward. A working builder welcomes all ten. A cowboy stalls on at least three.

The single most expensive mistake in a build is signing a contract you haven't read because the builder you like is "very busy" and "needs to lock in the slot." Anyone who pressures you into signing without reading is the wrong builder.

01

How much should it really cost?

$/m² is the most misused number in the trade. It tells you almost nothing without the inclusions list — and the inclusions list is where the real $200k variations hide.

Our architect warned us prices could be as high as $4-5k per m². The pricing from the builder came back closer to $6k!
Whirlpool NSW · luxury build · 2024

A $/m² number with no inclusions list is marketing. The real question is what specifically is included at that rate — and what isn't. The quote-trap operator quotes $4,500/m² and bills you $6,200/m² by labelling everything they should have included as a variation.

Six lines that turn a $/m² into a real quote

  • 1Inclusions list. Not a paragraph. A line-by-line itemisation — fixtures, finishes, structural, services, landscaping, allowances.
  • 2PC sums + provisional sums. What's allowed for vs what's open. Capped where possible. Variation triggers in writing.
  • 3Site costs. Site cut, retaining, services connection, scaffold, crane. These are NOT in the standard $/m² — they're separate.
  • 4External works. Driveway, fencing, landscape, pool, deck. Almost never in $/m². Almost always in the homeowner's expectation.
  • 5Council + statutory fees. DA / CDC / BASIX / inspection fees. Sometimes builder-paid, sometimes owner-paid. Get it in writing.
  • 6Contingency. A working builder includes 5–10% contingency in the budget and writes the variation rules around it.

Indicative ranges · single-residence build

AU 2026

Project builder (volume / kit)$2.4k – $3.2k/m²
Mid-tier custom builder$3.5k – $5k/m²
Luxury / Sydney inner-suburb$5k – $8k/m²
High-end heritage / Mosman / Toorak$8k – $14k+/m²
Site costs (separate from $/m²)$80k – $400k+
Indicative. Steep / narrow / heritage / coastal / BAL-29+ / strata = upper end. Standard slab block in standard suburb = lower end.

Ask this, exactly

Save · share · screenshot

"Can you send me the inclusions list line by line, your PC and provisional sum allowances with caps, your site cost estimate, and a 10% contingency line — before I sign anything?"

A working builder sends a 20-page document by end of week. A high-risk operator sends "trust me, mate." That phrase is the trap.

02

How to tell a real one from a cowboy.

The biggest building company in your suburb can still be the wrong builder for your job. Size isn't the test. Paper is.

Red flags — in order of how often you'll meet them

  • !

    Deposit over the state cap

    The single most reported issue in luxury-build threads. The statutory cap is 10% in NSW (VIC 10%/5% by threshold; QLD tiered 20%/10%/5% by job value). Anyone asking for 30% or 50% is either operating illegally or going bust. Either way, walk.

  • !

    No HBC certificate before deposit

    In NSW, residential work over $20k requires Home Building Compensation cover. The certificate must exist before they take a dollar. No certificate = no statutory protection = your $200k is at risk.

  • !

    "Trust me" instead of a contract

    Anything over the state contract threshold has to be on a written contract. Verbal agreements, handshake deals, "I'll start tomorrow, contract by Friday" — every one of them is a step toward NCAT.

  • !

    No references you can drive past

    A luxury builder finishes 4–8 builds a year. They should be able to give you three to drive past in your wider area — recent, completed, with the owners willing to take a phone call.

  • !

    Scope changes never written

    "We'll sort it on the day" is the variation that becomes a dispute. Every change has to be a written variation, signed before the work happens.

The verification routine — 30 minutes, free

  1. ✓
    Builder's licence number + class on the state register (Building Commission NSW · QBCC · BPC). The class has to cover your scope.
  2. ✓
    HBC / HW / DBI certificate. Must be issued in your name before any deposit. Check the policy number on the state register.
  3. ✓
    ABN, ACN, company history. Phoenix company? Director's history? ABR + ASIC in 10 minutes.
  4. ✓
    Three reference builds in your area. Drive past one. Call one owner. The two minutes saves the two years.
  5. ✓
    Contract reviewed by an independent solicitor. Not the builder's solicitor. Yours. Before you sign. Money well spent on a $1.2M contract.

Ask this, exactly

"Can you send your licence number, the Home Building Compensation policy number issued in my name, and three reference build addresses I can drive past — before I sign anything?"

03

What certificate should you receive?

For a luxury build, the licence is only the first paper. The insurance certificate is the one that protects your money when something goes wrong.

He's a builder with 40 years experience. Want him to do our knockdown rebuild. He doesn't want to do HBC — says it'll add 1.5% to the price.
Whirlpool NSW · pre-contract decision

Builder — licensing & compliance by state

Choose your state:
NSW $5,000

Regulator

Building Commission NSW

Common gotcha

Home Building Compensation (HBC) cover where contract >$20,000

VIC $10,000

Regulator

Building and Plumbing Commission (BPC, formerly VBA)

Common gotcha

Domestic Building Insurance (DBI) where contract >$16,000

QLD $3,300

Regulator

QBCC

Common gotcha

QBCC Home Warranty Scheme (QHWS) where work >$3,300

WA $20,000

Regulator

Building Services Board (Building and Energy)

Common gotcha

Home Indemnity Insurance (HII) where work >$20,000

SA $20,000

Regulator

Consumer and Business Services (CBS)

Common gotcha

Building Indemnity Insurance (BII) where contract ≥$20,000 (raised from $12,000 on 10 Nov 2025)

ACT $85,000

Regulator

Construction Occupations Registrar (Access Canberra)

Common gotcha

Residential building work insurance — min $85,000/dwelling, before building commencement notice

NT $200,000

Regulator

Building Practitioners Board

Common gotcha

Fidelity Fund cover (20% of contract price, cap $200,000)

TAS Licensed

Regulator

CBOS (Consumer, Building and Occupational Services)

Common gotcha

NONE — Tasmania has no mandatory home-warranty/residential building insurance (only state without one)

HBC / HW / DBI is your only real safety net.

The certificate exists for one reason: if the builder dies, goes bankrupt, or disappears mid-build, the insurer pays for completion. A builder who resists issuing the certificate is telling you they can't get insurance — which usually means they've had claims against them. A builder who tries to bill you the premium directly is doubling up — it's already in the contract price.

Ask this, exactly

"Can I see the HBC / Home Warranty / DBI policy issued in my name, before any deposit changes hands?"

Half-time

The first three sort the legitimate builders from the dressed-up handymen.

The price-anatomy, the deposit rule, the HBC certificate. Get those right and you've eliminated almost everyone who's ever ended up in a Whirlpool horror thread. The next seven questions are how you tell the working luxury builders apart from each other — and how you choose the one who'll still be returning your calls in week 47.

04

When you can actually start.

A luxury build isn't an urgency trade. The "when can you start" question is the wrong question. The right one is whether the builder understands sequencing — and isn't telling you what you want to hear.

The honest answer to "when can you start" depends on five things that haven't happened yet: DA approval (or CDC for some councils), the final inclusions schedule, contract execution, the HBC certificate, and the builder's actual slot in their build calendar. Any builder who says "I can start next week" without knowing those five is either lying or has nothing else booked — and that should worry you.

A real start date.

Conditional on DA, contract, HBC. Pegged to a real week, not "in spring." Re-pegged if a condition slips.

A real build duration.

Single-residence luxury: 14–22 months realistic. Anyone quoting 10 months is either project-builder-volume or hasn't read the inclusions list.

Liquidated damages.

The contract should specify a daily rate the builder owes you if they're late through their own fault. Working builders accept it; corner-cutters strike the clause out.

Ask this, exactly

"What's a realistic build duration for this scope, and what's the liquidated damages clause if you're late through your own fault?"

05

What happens next, step by step.

  1. 1 Phase

    Design + DA

    Architect / building designer finalises drawings. DA / CDC lodged. BASIX + energy. Allow 3–9 months depending on council and complexity.

  2. 2 Phase

    Tender + selection

    Three builders quote the same documents. Each comes back with inclusions list, exclusions list, PC/PS sums, site cost estimate. You compare on like-for-like, not on headline number.

  3. 3 Phase

    Contract + HBC

    Independent solicitor reviews. HBC / DBI certificate issued in your name. Deposit paid (10% max, less is fine). Contract signed.

  4. 4 Phase

    Pre-construction

    Final colour / material / fixture selection. Pre-start meeting. Demolition (if KDR). Site set-up. Council inspections scheduled.

  5. 5 Phase

    Build + progress claims

    Slab → frame → lock-up → fix → completion. Each stage is a written progress claim, signed off by you before payment. Variations in writing or they don't happen.

  6. 6 Phase

    Handover + defects

    Final inspection (pre-handover walkthrough). Defects list issued. 13-week defects period in writing. Certificate of occupancy from council. Final 5% withheld until defects rectified.

06

Which builder are you actually hiring?

Four lanes. Different products. The most expensive mistake is hiring the wrong lane — paying luxury-build prices for a project-builder operation, or asking a luxury custom builder to deliver a kit home on a kit-home budget.

Lane 1

Project / Volume

Catalogue floor plans. Standard inclusions. Built at scale. Fast and cheap relative to custom.

Right when: standard suburb block, you're not customising heavily, budget-driven.

Wrong when: heritage, steep, narrow, BAL-rated, or you want bespoke joinery.

$2.4k – $3.2k/m²

Lane 2

Custom builder

Builds from architect's drawings. Mid-tier inclusions. Real construction management. Real variations process.

Right when: you've got architectural drawings, want quality but not luxury.

Wrong when: you want hand-finished joinery, imported stone, museum-grade detail.

$3.5k – $5k/m²

Lane 3 · this page

Luxury / boutique

4–8 builds a year. Architect on every job. Construction manager dedicated to your site. Imported materials handled.

Right when: $1.5M+ build, design-led, you want the finished house to feel hand-made.

Wrong when: you're matching a budget, not a brief.

$5k – $14k+/m²

Lane 4

Owner-builder + draftsman

You hold the licence. Draftsman draws plans (cheaper than architect, less design depth). You manage trades.

Right when: you're a tradie, have time, and accept the personal liability.

Wrong when: you have a day job. The savings rarely cover the stress.

Variable

The lane confusion is the single biggest source of "we went over budget" Whirlpool threads. Architect-designed boutique brief on a volume builder = quality you can't recover. Volume floor plan on a luxury builder = $/m² that makes no sense for what you got. Name the lane before you start asking for quotes.

Ask this, exactly

"Which lane do you operate in — volume, custom, luxury — and how many builds in my lane have you finished in the last 24 months?"

07

Warranty — what's actually written down?

A luxury build has more warranty cover than any other trade on this site. Five layers. The expensive mistake is thinking the builder's brochure warranty is all you've got. Statutory warranty periods and the labels for them are set by each state — ask what applies in your state and to your scope, and confirm it with your regulator.

  1. Layer 01

    Statutory warranty — major defects

    Most states give a longer statutory warranty for major / structural defects (commonly around 6 years) from completion — free, automatic, and it overrides anything the contract says is "excluded". The exact period and definition vary by state; check your regulator.

  2. Layer 02

    Statutory warranty — minor defects

    A shorter statutory period covers minor / non-structural defects (often around 2 years). The wording and duration differ by state — NSW, QLD and VIC each describe it differently — so confirm yours.

  3. Layer 03

    Defects period

    Builder's own — typically 13 weeks after handover. Final 5% of contract withheld until defects list is closed out.

  4. Layer 04

    HBC / HW / DBI insurance

    If the builder dies, goes bankrupt, or disappears, the insurer pays for completion. Required above state thresholds.

  5. Layer 05

    Manufacturer warranties

    Tiles, fixtures, appliances, glazing, roofing material. Each has its own. Builder hands the warranty pack at handover.

Ask this, exactly

"Can you list the five warranty layers in writing, with year limits, what triggers a callback, and how the 5% defects retention works?"

08

Suburb, site, and the real premium.

Suburb effects on a luxury build are bigger than on any other trade. The same brief on the same floor area can cost 2× more in Mosman than in a regular Sydney suburb — not because the builder is gouging, but because the site itself is the difference. Heritage, steep, narrow, coastal corrosion, BAL fire rating, neighbour party walls, access for cranes.

  • Heritage overlay

    Conservation Area or HCO listing means council pre-approval on every external decision. Add 4–6 months and a heritage consultant.

  • Steep / narrow / battle-axe

    Mosman / Hunters Hill / Ku-ring-gai / Toorak. Site cost can be a quarter of the total budget. The builder needs the photos to prove they've done this site before.

  • BAL rating (bushfire)

    BAL-12.5 / 19 / 29 / 40 / FZ — each materially changes materials and detailing. Wrong rating = no occupancy certificate.

  • Coastal corrosion

    Within 1km of the coast = different fasteners, different aluminium grades, different sealant. A builder who's only built inland will get this wrong.

The premium isn't suburb snobbery. It's the site itself. The right question is whether the builder has finished a similar site, not whether they "service" the suburb.

Ask this, exactly

"Can you show me three completed builds with the same kind of site as mine — steep, heritage, coastal, BAL-rated, narrow lane — finished in the last 24 months?"

09

Edge cases — get a second opinion for…

If your job has any of these, the quote spread will widen further. The cheapest builder who shrugs at the complication is the one most likely to underbid — and over-bill in variations from week 12 onwards.

  • Steep or stepped block

    Site cut, retaining, drainage, crane access. Site costs alone can hit $200k+ before any building work starts.

  • Heritage / Conservation Area

    Council heritage consultant approves every external change. Original-material match required. Add months, not weeks.

  • BAL-29+ (bushfire)

    Material substitution rules from AS 3959. Wrong window or eave = no certificate of occupancy. Specialist builder essential.

  • Coastal corrosion

    Marine-grade fixings, sealants, aluminium grade. A builder who hasn't finished a coastal job in 24 months is the wrong builder.

  • Knock-down rebuild

    Demolition licence, asbestos clearance, service disconnection / reconnection. Each is a separate contract or sub-contract.

  • Strata / dual occupancy

    Body corporate sign-off, party walls, fire separation, separate services. Different licence class to single-residence.

  • Architect-led design

    The builder works to the architect, not over them. If the builder wants to "value engineer" the design without the architect, that's a warning.

  • Imported finishes

    European stone, custom joinery, imported windows — lead times of 6+ months, shipping risk, freight insurance. Builder needs proof they've handled it.

  • Owner-supplied items

    You supply some fixtures or finishes. Allocates risk differently — the builder won't warrant items they didn't source. Get it in writing.

10

After they leave.

The defects period is when you find out who you really hired. Working builders walk the house with you on day one of the defects period, take a list, and close it out. No-shows take the final 5%, stop answering the phone, and bet on you not pursuing it through NCAT.

13-week defects period.

Pre-handover inspection. Defects list issued in writing. Final 5% withheld until closed out. Tradesperson scheduled per defect.

6-year structural clock.

Statutory cover runs 6 years from completion. The builder is liable. Keep all contract docs + photos + variation records for 7 years minimum.

Warranty pack at handover.

A folder (digital + paper) with all manufacturer warranties, the HBC certificate, the as-built drawings, council certificates, and the trades' compliance certificates.

12-month walkthrough.

Optional but a hallmark of a real luxury builder. They come back at the 12-month mark to inspect, catch settling defects, and close anything outstanding.

Ask this, exactly

"What's your defects period in writing, what's the warranty pack you hand over, and do you do a 12-month walkthrough?"

Before you pay a deposit

Check before you hire

Before you pay a deposit or approve work, check the operator's licence, insurance and required documentation for your state. These are the official government / regulator tools:

Compliance guidance can change. Always check the current regulator guidance before signing a contract or paying a deposit.

Ask what warranty or defect period applies

Before work starts, ask what statutory warranties, defect liability periods, manufacturer warranties and workmanship guarantees apply. These vary by state, trade, contract type and product. Get the answer in writing before approving the job.

  • · Victoria: structural defects have a 6-year warranty period (Domestic Building Contracts Act 1995). VIC source ↗
  • · NSW: Home Building Compensation covers certain defects for 2 years, with longer periods for major defects. NSW source ↗
  • · Queensland: the QBCC Home Warranty Scheme applies. QLD source ↗

Always check your state's current home building legislation.

Changes to the job? Get a signed variation first.

Any change to the scope of work (extra power points, moving a pipe, adding a skylight) must be documented in a signed variation before the work is done. The variation should include the new price, timeline, and any changes to materials. Never rely on a verbal “we'll sort it later.”

Consumer protection

If something goes wrong

If a job goes badly, start by putting the issue in writing and giving the contractor a reasonable chance to respond. Keep photos, quotes, invoices, certificates, text messages and emails. If the issue is unresolved, contact the relevant state regulator or tribunal pathway.

Standards

Standards often relevant to this trade

These are orientation references only — not a complete or job-specific list. Ask the licensed contractor to confirm the current standards, the NCC, and any state or territory requirements that apply to your job.

Plain-English definitions, who’s responsible, and an “ask this” for each → see the glossary.

If you've read this far

A builder who can answer all ten of these before the deposit changes hands is not a unicorn. It's the bar.

The verification routine below is how you confirm any builder you find — their licence number, insurance certificate, ABN, specialist endorsements, and references — before you sign or pay a deposit. We don't introduce, list or recommend specific tradies. No directory politics. No paid placement above proof.

✓ We don't take referral fees from builders ✓ Verified means answers all 10 ✓ No spam. No upsell. No commitment.
Verify any builder's licence 60-second routine · 6 free checks

Editorial position: we don't list, rank or recommend tradies on this site.
The separate operator platform — members.needatrade.com.au — opens later this year.

The toolkit

Use these before you sign.

The four components below apply to every Australian trade contract. The trade-specific sections above add the layer on top.

89 homeowner quotes · Reg State trade regulator + work-safety regulator · AS AS 1684 · AS 2870 · NCC · 9 operator quotes · Last reviewed June 2026

Quote anatomy

What a real quote should contain

01

Operator + ABN

Full legal name + active 11-digit ABN

Verify on the Australian Business Register before paying any deposit. If the ABN isn't active, the contract has no enforceable counterparty.

02

State trade licence

Licence number + class on the quote

Cross-check on the relevant state regulator (linked in the glossary licence-check section). Confirms they can legally do the work.

03

Public liability insurance

$10–20 million cover, still current (not expired)

This is what pays if they damage your home — or a neighbour's — or someone is injured during the job. Ask them to email you the insurance certificate; "I'm covered, mate" is not proof.

04

Workers' insurance

In place if they bring any workers onto your property

If a worker is hurt on your property and the operator has no workers' insurance, you can be the one left liable. A genuine sole trader with no employees may not need it — just ask.

05

Itemised scope of work

What's included, what's not, line by line

"Standard installation" means nothing in court. Specific scope items are what get enforced.

06

Materials specification

Brand, grade, quantity, AS standard where applicable

Prevents the "we used what was on the truck" substitution that turns up under failure inspections.

07

Variations clause

How changes get priced + agreed, in writing

No written variation = unenforceable. Verbal "we'll work it out" is how budgets blow out by 40%.

08

Deposit + progress

Within your state's legal cap (e.g. NSW 10%; VIC 10%/5% by threshold; QLD tiered 20%/10%/5% by job value)

Above-cap deposits are illegal. Caps differ by state — check your state's current regulator guidance. Progress payments should align with completed stages, not arbitrary dates.

09

Warranty terms

Workmanship period + manufacturer warranty pass-through

Statutory warranty applies regardless, but written terms accelerate enforcement.

10

Completion definition

What "practical completion" means for this job

Triggers final payment + starts the defects liability period.

11

Dispute path

Named regulator/tribunal for disputes (e.g. NCAT, VCAT, QCAT)

Knowing the path before signing makes you a less attractive target for a dispute.

If a quote you receive is missing any of these, ask for them before you sign or pay a deposit.

The working operator vs the cowboy

Where
✓ Working operator
✗ Cowboy

Quote

Written, itemised, with named scope + exclusions. Numbered + dated.

A number on a text. "I'll do it for $X."

Licence

Licence number on the quote; matches the name on the state register.

"I'll send the licence later." Never does.

Insurance

Emails you the insurance certificate the same day you ask.

"I'm insured, mate." Never actually sends the certificate.

Deposit

Within statutory limit. Held in their account, receipted.

Asks for cash up front. Above the legal limit.

Variations

Written. Cost + time impact. You sign before work changes.

Verbal "we'll sort it out". Surprise invoice at the end.

Warranty

Written workmanship period. Manufacturer cert handed over.

"My word's my warranty." No paper.

References

Three recent jobs with photos + contact for past clients.

"All my reviews are on Google."

Clean-up

Final clean defined in scope. Photos taken at handover.

Site left messy. Promises to "come back tomorrow".

Decision

Project scope — renovate, extend, or knock-down rebuild?

01

Renovate

Medium

When

Bones sound, footprint works, <60% of structure touched. Kitchen + bath + minor reconfig.

Indicative cost

$80k–$300k

02

Extend

Medium

When

Need more space, soil + setbacks allow it, existing structure stays. Single or double-storey addition.

Indicative cost

$200k–$700k

03

Knock-down rebuild

High

When

>60% of structure would be touched, foundation issues, or land value >70% of total.

Indicative cost

$450k–$1.5m+

Ask this, exactly

Could you send your state trade licence number, current Certificate of Currency for public liability, and ABN before I confirm — and please put the itemised scope, deposit terms, and variation clause in writing too?

Send via SMS or email before booking. A working operator replies the same day with all of it attached. A cowboy stalls.

Deposit checklist

Before you pay a builder deposit, collect these

  • Licence number

    State trade licence + class, printed on the quote. Verified on the regulator register.

  • ABN

    Active 11-digit ABN, entity name matching the licence. Checked on abr.business.gov.au.

  • Certificate of currency

    Current public-liability certificate (and workers comp if they bring workers). The insurer’s one-page proof — not “I’m covered, mate”.

  • Written, itemised quote

    On letterhead, numbered and dated. Not a number in a text message.

  • Scope inclusions / exclusions

    What’s in, what’s out, line by line. “Standard installation” is not a scope.

  • Deposit amount

    Within your state’s statutory cap (NSW 10%; QLD tiered 20% / 10% / 5% by job value; VIC 10% / 5% by threshold; other states vary). Check your regulator before paying.

  • Variation clause

    How changes get priced and agreed — in writing, before the work changes.

  • Warranty terms

    Workmanship period + manufacturer pass-through, with year limits and what triggers a callback.

  • Compliance / handover paperwork

    The certificate or compliance document you’ll receive at completion (varies by trade and state).

  • Defects / callback process

    The defects-liability period and how you call them back for an obvious fault — in writing.

  • Insurance-backed home-warranty certificate (above state threshold)

    Builder-specific

  • Provisional-sum / prime-cost schedule

    Builder-specific
Collect every item before you transfer a deposit. If a tradie stalls on any of them, that is the answer.

Related references

Briefing

The 12 questions →

 Operational

Verify a tradie →

 Translation

Glossary →

 Provenance

Source ledger →
← Back to all 33 trades

Trade 3 of 33. Same 10-question template across the lot.