By Blue Horizon Projects · · 9 min read
Contents
Choosing a builder is the single decision that most affects how your project runs. Price matters, but the builders who finish well are usually the ones who were clearest before a contract existed. Here is the process we'd suggest to anyone building on the Central Coast, whether or not they end up working with us.
Start with the licence
- Search the builder's licence on the NSW Fair Trading public register and confirm the class covers your work.
- Check the licence is held by the entity that will sign your contract, not a related name.
- Confirm Home Building Compensation (insurance) cover is in place for work over the NSW threshold.
- Ask for a certificate of currency for public liability and contract works insurance.
Compare quotes properly
Two quotes are only comparable when they describe the same house. Before comparing totals, line up the inclusions.
| Check | Why it matters |
|---|---|
| Provisional sums | Low allowances make a quote look cheap and blow out later |
| Site costs | Excavation, rock and drainage are the most common variation |
| Selections schedule | Tapware, tiling and joinery can swing a build 20–30% |
| Exclusions list | Fencing, landscaping and driveways are often left out |
| Program | A short program with no liquidated damages clause means little |
Questions to ask every builder
- How many projects will you have running while mine is on site?
- Who is my day-to-day contact and how often will I hear from them?
- How are variations priced and approved?
- What is your workmanship warranty and what does it cover?
- Can I visit a current site and speak with a recent client?
Ask to see a project halfway through, not just a finished one. A tidy, well-run site mid-build tells you more than any photograph.
Warning signs
- Pressure to sign quickly or pay a large deposit up front
- A quote that arrives as a single lump sum with no breakdown
- Reluctance to put changes in writing
- No fixed answer on who supervises the site
Making the decision
Shortlist two or three, meet each in person, and pick the one who explains trade-offs rather than agreeing with everything. If you'd like a second opinion on a quote you've received, we're happy to walk through it - call 0410 733 550.
Frequently asked
- How do I check a builder's licence in NSW?
- Use the NSW Fair Trading licence check and search the builder's name or licence number. Confirm the class of licence covers residential building work of your scale.
- How many quotes should I get?
- Three is plenty. More than that usually adds confusion rather than clarity, because each quote is scoped slightly differently.
- Should I always take the lowest quote?
- No. Compare inclusions, provisional sums and exclusions first - the lowest number is often the least complete scope.
