What to Ask Before Hiring a Renovation Builder

Look for a similar scope, building type and level of finish—not simply attractive photographs. Ask what was included, what existing conditions made the work difficult and which parts the builder managed directly. A cosmetic kitchen replacement is not evidence of experience with structural reconfiguration in an older home.

Identify the registered builder, daily site lead and person authorised to make contractual decisions. Clarify how often the site manager is present, how subcontractors are supervised, who checks work before it is covered and who records decisions, delays and changes.

Ask for drawings and a written specification, not only a list of rooms. Check demolition, protection, waste, temporary services, structural work, cabinetry, fixtures, plumbing, electrical work, ventilation, plastering, paint, flooring, permits, inspections, cleaning and handover documents. Work by others should be named along with who coordinates it.

For every prime-cost item or provisional sum, ask what quantity and quality it assumes, whether labour and delivery are included, and what information would allow it to become a fixed selection. Consumer Affairs Victoria warns that unspecified allowances can lead to disputes.

Confirm whether planning permission, a building permit, engineering, inspections or trade certificates apply. State who obtains each item, supplies information and pays each fee. The owner remains responsible for ensuring required permits are obtained even when an agent manages the application.

A credible builder distinguishes a concealed risk from an omission. Ask what has been inspected, what could not be seen and how discoveries will be documented and priced. A promise of “no surprises” is not a latent-condition process.

A useful programme identifies approvals, selection deadlines, product lead times, construction dependencies, inspection or curing hold points and reasonable delay allowances. Consumer Affairs Victoria says building contracts should include start and finish provisions and allowances for delays.

Confirm who can request a change, how it is priced and whether work proceeds before written approval. Victorian consumer guidance says agreed variations generally need to be documented and signed before changed work starts, including the price and completion effect.

Agree on the update rhythm, decision channel, urgent contacts and site-visit process. If the household remains home, ask about dust separation, floor protection, security, water shutdowns, toilets, deliveries, waste and daily clean-up. No method eliminates disruption, so the limits should be explained honestly.

Confirm the inspection, defects, testing and completion process. List manuals, warranties, certificates, product codes, keys, spare finishes and final approvals. Consumer Affairs Victoria recommends checking contracted work before final payment and keeping all project documents.