Choosing a builder is one of the most consequential decisions in any renovation or new build. You're trusting someone with your home, a large chunk of money, and months of your life, often for something you can't fully picture until it's done. The difference between a good builder and a bad one shows up not in the glossy quote, but in the quality of the work behind the walls and the way problems get handled when they arise. Here's how to choose well, and the questions worth asking before you sign anything.
Start with licensing and insurance, non-negotiables
Before anything else, confirm the basics that protect you:
- Are they QBCC-licensed? In Queensland, residential building work valued at $3,300 or more must be done by a QBCC-licensed contractor. You can check any builder on the QBCC's public register to confirm they're licensed and in good standing. This is the first filter, and it's free.
- Will Home Warranty Insurance be in place? For work over the threshold, the builder pays a premium into the Queensland Home Warranty Scheme on your behalf before work starts, protecting you if the job isn't completed or has defects. Make sure it's happening.
- Do they carry their own insurances? Public liability and the appropriate trade insurances should be current.
If a builder is evasive about any of this, or offers a cheaper "cash, no paperwork" deal, treat it as a serious warning sign, those protections exist precisely for when something goes wrong.
Look at real, recent, relevant work
A builder's past work tells you more than any sales pitch. Ask to see a portfolio of completed projects, ideally ones similar to yours, if you're lifting a Queenslander, you want someone who's lifted Queenslanders. Where possible, ask to speak with past clients, and ask them the question that really matters: not just "was it nice?" but "how did they handle problems and changes?" Every job hits a few surprises; what separates good builders is how they deal with them.
Ask the questions that reveal how they work
When you meet a builder, these questions surface what you actually need to know:
- Who will actually be running my job day to day? You want to know whether the person you're impressed by is the one who'll be on site, or whether it's handed off.
- How do you handle variations and unexpected costs? Renovations uncover surprises, old wiring, water damage, asbestos. Ask how variations are priced and communicated, so there are no nasty mid-job shocks.
- What does your quote include, and exclude? A detailed quote with clear inclusions (right down to a waterproofing compliance line item on a bathroom) lets you compare fairly. Vague quotes hide gaps.
- How do you communicate during the build? Regular, clear communication is one of the biggest predictors of a smooth project. Find out how and how often you'll be kept informed.
- What's the realistic timeframe, and what could affect it? An honest builder gives you a realistic timeline and names the things that could move it, rather than promising what they can't deliver.
- Will you handle approvals and certification? A good builder manages the certifier and council process as part of the service.
Be wary of the cheapest quote
It's natural to gravitate to the lowest number, but in building, the cheapest quote is often the most expensive outcome. A quote well below the others is usually low because something's been left out, or because corners will be cut where you can't see them, most dangerously in waterproofing and structural work. Compare quotes on what's actually included, not just the bottom line, and be suspicious of a price that seems too good to be true.
Get it in writing
For work above certain values, a written contract is required in Queensland, and it's there to protect you. It should clearly set out the scope, the price, the payment schedule, the timeframe and how variations are handled. Never rely on a handshake for a significant project, no matter how much you like the builder. A good builder welcomes a clear contract, because it protects them too.
Trust the relationship, not just the price
Finally, pay attention to how the builder communicates and whether you trust them. A successful project is the result of the builder's skill and their ability to communicate honestly with you, their integrity, and their eye for detail. You'll be working closely with this person for months, if they listen well, explain things clearly, and are straight with you from the first meeting, that's worth a great deal.
We're a family-run, fully licensed builder, and we're always happy to answer every one of these questions, because the homeowners who ask them are exactly the ones who become happy clients. Learn more about us, or get in touch.
