Builders
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Builders in Australia must be licensed or registered for residential building work above thresholds that vary by state, for example $5,000 in New South Wales, $3,300 in Queensland and $10,000 in Victoria. Always verify the licence with your state regulator before signing anything, and expect a written contract and home warranty insurance on larger jobs; both are legal requirements, not extras.
OneBookPlus lets you book site visits and quote appointments with local builders directly, compare profiles and reviews, and keep every appointment and follow-up organised through what is usually a months-long process. Confirmed bookings and automatic reminders keep momentum through quoting, contracts and construction.
How to choose a good Builder
- Verify the licence number with your state regulator, whether NSW Fair Trading, the QBCC, the VBA or equivalent.
- Confirm home warranty insurance is in place where required; state thresholds commonly sit between $16,000 and $20,000.
- Ask to visit a current site and a completed project, and speak with both owners.
- Compare detailed itemised quotes; a low lump sum hiding thin provisional sums is not the cheapest.
- Confirm who supervises the site daily and how variations will be priced and approved in writing.
- Ask how many jobs they are running; an overcommitted builder means months of delay.
Questions to ask before you book
- What is your licence number, and can I see current insurance certificates?
- Can I speak with two recent clients and visit a job in progress?
- What exactly is included, and which items are provisional or prime cost sums?
- How does the contract handle variations, delays and wet weather?
- What deposit do you require, and what is the progress payment schedule tied to?
What does a builder cost in Australia?
New builds commonly run $1,800 to $3,500 per square metre and quality renovations or extensions $2,500 to $4,500 per square metre, with high-end work above that. Deposits are capped by state law, typically 5 to 10 per cent depending on contract size. Quotes should include GST, and beware quotes leaning heavily on provisional sums that let the price grow later. Site conditions, materials and access drive big variations, so compare at least three itemised quotes.
Frequently asked questions
How do I check a builder's licence?
Every state and territory has a public register: NSW Fair Trading, the QBCC in Queensland, the VBA in Victoria and equivalents elsewhere. Search the licence number from the builder's paperwork, confirm the name matches and the licence class covers your type of work, and check for disciplinary history. Never rely on a photocopied certificate.
What is home warranty insurance?
Known as home building compensation in New South Wales, domestic building insurance in Victoria and the Queensland Home Warranty Scheme, it protects owners if the builder dies, disappears or becomes insolvent. It is compulsory above state thresholds, commonly $16,000 to $20,000, and you should receive the certificate before paying a deposit.
How much deposit should a builder ask for?
State laws cap deposits on domestic building work, commonly 10 per cent on smaller contracts and 5 per cent on larger ones in states such as Victoria and Queensland. A builder demanding substantially more upfront is breaching the rules and shifting risk onto you. Progress payments should track completed stages, never the calendar.
Fixed price or cost-plus contract?
Fixed price gives certainty and suits most renovations and new builds, with the builder carrying pricing risk in exchange for margin. Cost-plus, where you pay actual costs plus a fee, suits genuinely unknowable scopes like heritage work, but it demands strong trust and record-keeping, and some states restrict its use. Most homeowners are safer with a well-specified fixed price.
What are provisional sums and why do they matter?
They are allowances for items not fully priced when the contract is signed, such as excavation or tiles you have not yet selected. If the real cost exceeds the allowance, you pay the difference plus the builder's margin. Lowball provisional sums make a quote look cheap while guaranteeing overruns, so compare the allowances line by line.
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