Why This Decision Matters More Than Any Other
Your builder choice determines the quality of your home, your stress levels for the next 8-12 months, and whether you end up with a $20,000 defect rectification battle. Getting this right is worth more research time than choosing your kitchen benchtop.
Step 1: QBCC Licence Check (Non-Negotiable)
Every builder in Queensland must hold a valid QBCC (Queensland Building and Construction Commission) licence. This is the absolute minimum — if they're not licensed, walk away immediately.
How to check:
- 1.Go to QBCC Licence Search
- 2.Search by the builder's name or licence number
- 3.Check the licence is current and covers the work type you need
What to look for:
- Licence class: For a new home, they need a "Builder — Open" or "Builder — Low Rise" licence
- Demerit points: Any points indicate past compliance issues
- Financial status: QBCC monitors builders' financial health. If they're on the "excluded" list, they can't take on new work
- Insurance: Current home warranty insurance must be in place
Step 2: Get at Least Three Quotes
Never sign with the first builder you talk to. Get minimum three detailed quotes for the same (or very similar) plans. This gives you:
- A realistic price range for your build
- Leverage in negotiations
- Insight into how each builder communicates and operates
Important: Make sure you're comparing like-for-like. One builder's $450,000 quote might include air conditioning and landscaping while another's $420,000 doesn't. The cheaper quote isn't always cheaper.
Step 3: Check Their Track Record
Past Builds
Ask to see completed homes. Good builders are proud of their work and will happily show you through recent builds or provide addresses for drive-bys. If they won't, ask why.
References
Talk to at least two previous clients. Ask specifically:
- Did the build finish on time?
- Did the final cost match the contract price?
- How did they handle problems when they came up?
- Would you build with them again?
Online Reviews
Check Google Reviews, ProductReview.com.au, and Facebook. Look for patterns rather than individual reviews. Every builder gets the occasional bad review — but if there's a consistent theme (delays, cost blowouts, poor communication), take it seriously.
Step 4: Understand the Contract
Queensland building contracts over $3,300 must be in writing. For new homes, most builders use either:
- QBCC Standard Contract — balanced, well-understood
- HIA (Housing Industry Association) Contract — common with volume builders
- MBA (Master Builders) Contract — similar to HIA
Key clauses to understand:
| Clause | What to Check |
|---|---|
| Contract price | Fixed price or cost-plus? Fixed is safer for you |
| Provisional sums | Are they realistic? Compare across quotes |
| Variations | How are changes priced and approved? |
| Timeline | Specific completion date or "estimated" timeframe? |
| Liquidated damages | What happens if the builder is late? |
| Defects liability period | Usually 6 months — what's covered? |
| Dispute resolution | QBCC handles most disputes, but check the process |
Get legal advice. A building contract review costs $500-$1,500 and can save you tens of thousands. A construction lawyer will spot issues you won't.
Step 5: Watch for Red Flags
These should make you pause or walk away:
- Pressure to sign quickly — "This price is only valid until Friday." Legitimate builders don't need high-pressure tactics.
- Unusually low price — If one quote is 20%+ below the others, something is missing or they're buying the job to stay afloat.
- No fixed address or display homes — Established builders have a physical presence.
- Requesting large upfront deposits — QLD law limits deposits to 5% of the contract price. If they want more, it's illegal.
- Won't provide a written contract — Illegal for work over $3,300.
- Bad-mouthing competitors — Professional builders focus on their own strengths.
- Vague or missing inclusions list — If it's not in writing, it's not included.
Step 6: Ask the Right Questions
These 10 questions separate informed buyers from easy targets:
- 1.What's your current build timeline? (Honest answer: 8-14 months for most homes)
- 2.How many homes are you building right now? (Too many = stretched thin)
- 3.Who will be my main point of contact during the build?
- 4.How do you handle variations and change orders?
- 5.What's included in your site costs allowance?
- 6.Can I see your standard inclusions list?
- 7.What happens if materials are delayed?
- 8.Do you use subcontractors or employees? (Both are fine, but know which)
- 9.What's your defect rectification process?
- 10.Can I speak to your last three clients?
Volume Builder vs Custom Builder
| Factor | Volume Builder | Custom Builder |
|---|---|---|
| Price | Generally lower | Generally higher |
| Design flexibility | Limited to their range | Fully custom |
| Build time | Often faster (established systems) | Often longer |
| Inclusions | Standardised packages | Tailored to you |
| Communication | May go through sales team | Usually direct with builder |
| Quality | Consistent but standard | Varies — can be exceptional |
Neither is inherently better. Volume builders suit people who want a proven design at a competitive price. Custom builders suit people with specific design requirements or difficult sites.
Your Builder Comparison System
Comparing three or more builders across dozens of criteria is complex. Our Builder Comparison Scorecard (part of the New Home Buyer's Toolkit) gives you a structured framework to evaluate builders side-by-side on price, inclusions, timeline, communication, and references.
Use our build cost calculator first to understand what your build should cost, then use that knowledge when evaluating builder quotes.
