Why a responsible, knowledgeable builder is the key to peace of mind

Nobody buys a building by the brick. What an owner, a committee or a developer is really buying is confidence: that the building meets the code, that it will last, and that it will be comfortable to live in for decades. That confidence is not delivered by a drawing or a product. It is delivered by the people who build it, and the person who decides who those people are and how they work together is the builder.

This article explains what a responsible and knowledgeable builder does that makes the difference, how a good builder assembles and runs a team of trades, and what you can ask to see so your peace of mind rests on evidence rather than a handshake.

A building is a team effort

Even a modest house involves a long list of people: a designer, a structural engineer, a certifier, an excavator, a concreter, a carpenter, a roofer, a plumber, an electrician, a waterproofer, a tiler, a plasterer, a painter. A strata repair or a multi-storey project adds more. Each does their own work well or badly, and each depends on the people before and after them.

The builder is the one who holds this together. In NSW, the licensed builder is the person who contracts to deliver the whole job, and the one the law holds to the standard of the whole job, however many trades did the work. Our article on checking the certifier, engineers and trades lists who else is on a typical job and what each should hold.

What "built to the code" actually means

The National Construction Code sets the minimum for structure, fire safety, health and amenity, and energy efficiency. In NSW the Home Building Act 1989 turns that into a promise: section 18B implies into every residential building contract that the work will be done in a proper and workmanlike manner, with good materials, in accordance with the law, and so that the finished dwelling is reasonably fit for occupation. Our article on statutory warranties covers how long those warranties last and how they are used.

The code is a minimum, and it is only met if someone on the job:

• reads and understands it. The NCC calls up Australian Standards for footings, framing, masonry, waterproofing and more. Knowing which applies to which element of your building is knowledge, not paperwork. See why the NCC matters.
• translates it into the daily work. The code is met by what is done on site: fixings, laps, falls, flashings, clearances. A builder who knows why the detail matters briefs the trades properly and notices when something is off.
• checks the work before it is covered. Most of what decides durability is hidden within weeks. A responsible builder stops, inspects and records that work before the next trade closes it in. This is the idea behind hold points and the handover record.
• works with the certifier and the engineer, not around them. Inspections, engineering details and certificates are part of building to the code. A good builder welcomes them.

For apartment buildings and other regulated buildings, the Design and Building Practitioners Act 2020 adds a statutory duty of care on those who carry out construction work, and requires design and compliance declarations. We explain it in our article on the NSW building reforms. A knowledgeable builder treats these as part of the way a building is delivered, not an extra to be managed.

Built to last: the details nobody sees

Lasting is mostly a matter of the unglamorous parts: how water is kept out, how movement is allowed for, how materials are protected from each other, and how the structure is held together.

• Water. Most building failures involve water: a membrane that was not lapped, a flashing that was missed, a fall that does not drain. See waterproofing the building envelope and wet-area waterproofing.
• Movement. Buildings move with temperature, moisture and load. Joints, connections and fixings either allow for that or they crack. See structural connections and brickwork durability.
• Compatibility. Sealants, fasteners and finishes can attack each other or the substrate. See material compatibility and junctions.
• Sequence. The order of trades matters. A membrane tested before the tiler arrives, a services penetration sealed before the plasterboard goes up: sequence is a builder's decision.

None of this makes a building look different on handover day. All of it decides how the building looks in ten years.

Livable: comfort is built in too

A building can meet the code and still be unpleasant to live in. Livability is also decided during construction:

• Air and moisture. Ventilation, insulation, and the control of condensation decide whether a home stays dry and free of mould. See bathroom ventilation and mould.
• Sound. Floor build-ups and underlays decide whether you hear your neighbours. See apartment floor acoustics.
• Thermal comfort. Orientation, glazing and insulation are set at design stage, but they only perform if the installation is done well. See BASIX and 7-star homes.
• Everyday details. Where the floor wastes sit, how doors swing, whether the kitchen works for the people using it.

A knowledgeable builder asks how the building will be lived in, not only how it will be built, and raises issues early while they are still cheap to fix.

How a good builder builds the team

The quality of the trades is the quality of the building. A good builder treats the team as an asset to be built over years, not a list to be reassembled from the cheapest quotes each time.

They choose trades on more than price.

• the right licence for the work, checked on the public register;
• current insurance, with certificates of currency on file;
• a track record on this kind of work, with references;
• a willingness to work to the builder's hold points and to document what they do.

They keep a core group. Trades who work with the same builder repeatedly know the standards, the sequence and each other. They resolve clashes on site, because they have worked through them before. A builder with a stable group of trades is a good sign.

They brief the trades properly. A good builder walks the trades through the drawings and specifications before work starts, explains the critical details and says which stages will be inspected. Trades do better work when they know why a detail matters.

They coordinate before the work, not after. Where the structure, services and finishes meet is where most clashes happen. Resolving them on the drawings is far cheaper than cutting through a slab. See how structure affects building height limits for an example of how early coordination changes a result.

They pay fairly and on time. Trades who are paid on time and treated as partners do their best work, and come back for the next job. In NSW, subcontractors also have statutory rights to payment claims under the security of payment laws, so fair payment is a legal matter as well as a good habit.

They support the trades when problems arise. Mistakes happen. A good builder makes it safe to raise a problem early, fixes it properly and learns from it, rather than hiding it under the next layer.

Peace of mind, in practice

The point of all this is how you feel during and after the project. A responsible, knowledgeable builder gives you:

• A clear picture before you start. A contract that says what is included, a programme, and a list of who will do what. See before you sign a building contract.
• Honest communication during the job. Regular updates, early notice of problems and decisions explained in plain language.
• Evidence, not assurances. Records of the hidden stages, the certifier's inspections and the certificates, handed over at the end.
• Support after handover. A builder who answers the phone when something needs attention, and who stands behind the work during the warranty period.

Questions to ask a builder

1. Who are the trades you use on this type of work, and how long have you worked with them?
2. How do you check their licences and insurance, and can I see them?
3. Which stages of the work will you inspect and record before they are covered?
4. How do you coordinate the structure, services and finishes before the work starts?
5. Who is the person on site, and how often will I get updates?
6. What do I receive at handover, and what happens if something needs attention afterwards?
7. May I speak to recent clients on a similar project?

A builder who answers these easily, and shows you the paperwork, has probably done it before. A builder who finds them awkward is giving you information too. Our contractor-vetting checklist and article on checking a builder's licence go into more detail.

How we work

At Precision Projects Group we build to the standard and hand you the proof. In practice that means:

• Knowledge first. We read the engineering, the standards and the conditions of approval before work starts, and brief every trade on the details that matter.
• A team we trust. We work with licensed, insured trades who share our approach, and we coordinate them as one team.
• Hold points and records. We stop and inspect before concealed work is covered, and give you the record at handover.
• Open communication. You know where the project stands, and you hear about problems from us first.

If you are planning a new build, a renovation or work on a strata building, get in touch. You can read more about our approach on our How we build page and see our services.

Sources

• Home Building Act 1989 (NSW), NSW Legislation, section 18B (statutory warranties)
• Design and Building Practitioners Act 2020 (NSW), NSW Legislation, section 37 (duty of care)
• National Construction Code, Australian Building Codes Board
• Check a builder or tradesperson licence, Service NSW
• Building and Construction Industry Security of Payment Act 1999 (NSW), NSW Legislation

This article is general information, not legal or building advice for your project. Requirements depend on the type of building, the approvals that apply and the contract you sign, so confirm them with your builder, certifier and a legal adviser. Full website disclaimer