Twelve questions to ask any builder before you shortlist them

The questions you ask in the first meeting tell the builder what kind of client you are, and the answers tell you what kind of builder you are dealing with. Good builders are comfortable with detailed questions, because it means the job will go better. Here are twelve worth asking, in the order we would ask them, with the kind of answer to listen for.

About the business

1. What is your licence number, and what categories does it cover?

You should get a number straight away. Verify it, following checking a builder's licence in NSW, and make sure the name matches the contract.

2. Who is the nominated supervisor, and will they oversee my job?

For company licences there must be a nominated qualified supervisor. Ask who it is and how much of their time your job will get.

3. What insurance do you hold, and can I see the certificates?

Expect to see HBCF where it applies, plus public liability and contract works, with certificates of currency. See builder insurance in NSW.

4. Can I speak to clients from similar jobs?

The answer should be yes, with names. Use the questions in how to judge a builder's past projects.

About the job

5. Who will be on site day to day, and who is my single contact?

Look for a named person, a clear communication routine, and a plan for what happens when they are away.

6. How will you handle the programme, and what could delay it?

An honest builder names the real risks: approvals, weather, supply times, hidden conditions. A date with no risks is a sales pitch.

7. How do you manage site safety, and will there be a safe work method statement for high risk work?

See site safety: what owners should expect. A confident answer mentions SWMS, induction and how subcontractors are managed.

About quality

8. At which stages do you stop and inspect before covering work, and what do you record?

This is the most revealing question on the list. Look for specific stages, named inspectors and photographs, test results and a record you receive. Our article on hold points and the handover record describes what a thorough answer sounds like.

9. What will I receive at handover?

Expect a list: certificates, hold-point records, product data, warranties, maintenance instructions. See anatomy of a handover record.

About price and risk

10. What is not included in this price?

A builder who can answer immediately has thought it through. See reading a building quote.

11. How do you handle variations and surprises?

Look for a written process: instruction, price and time agreed before the work happens. Ask for the clause.

12. What happens if something goes wrong after handover?

Expect a clear explanation of statutory warranties, how defects are reported and how quickly they are fixed. Our article on statutory warranties tells you what the law provides, and when building work goes wrong covers the usual patterns and the steps if a dispute arises.

How to use the answers

• Write them down. Put the key answers into the contract, not only the conversation.
• Compare like with like. Ask every builder the same questions.
• Note the tone. A builder who gets defensive about being asked for a licence number or a handover record is telling you something.
• Weigh specifics over confidence. "We always do it properly" is not an answer. "We stop at these eight stages and here is a sample record" is.

Our answers

We will answer every one of these, in writing if you wish. Our approach is set out on How We Build and in our policies. To start the conversation, get in touch.

Sources

• Checking your contractor or tradesperson is qualified, NSW Government
• Contracts for residential building work, NSW Government

This article is general information, not legal advice. Full website disclaimer