You’ll spend months working with your builder and live in what they build for years. It’s worth taking your time over the choice.
When you’re working out how to choose a builder, start with four checks: confirm their licence and insurance, ask people who’ve built and the suppliers who work with builders, look at homes they’ve finished, and pay attention to how they communicate before you sign.
If you’ve never hired a builder, it’s hard to know what good looks like. This guide covers what to check, the questions worth asking, and what the law in NSW gives you after the keys are handed over.
The short version
- Check the builder’s licence online through Service NSW.
- Ask people who’ve built, and the local suppliers who deal with builders every day.
- Ask for a start date you can rely on, in writing.
- NSW law gives you six years of warranty on major defects and two years on other defects.
Jump to:
How do you choose a builder for your first home?
Choose a builder on four things together: their paperwork, their reputation, their finished homes and how they talk to you. No single check tells you everything, so use all four.
Check the licence and the insurance
Every builder doing residential work in NSW needs a contractor licence, and you can check a builder’s licence online through Service NSW using their name or licence number. For a home build, your builder must also give you a Home Building Compensation Fund certificate before starting work or taking any money. Robinson & Fuller Homes‘ builder’s licence number is 187290C.
Ask people who’ve built, and ask the suppliers
Michael Fuller, licensed builder at Robinson & Fuller Homes, suggests talking to people about building, and not only your family. Local supply companies deal with builders every day and see how they operate. Dubbo isn’t a big town, so the right recommendation goes a long way.
Look at homes they’ve finished
Walk through a display home and look at photos of finished builds. Housing Australia’s guide to building a new home also suggests checking membership of industry bodies such as the Master Builders Association or Housing Industry Association, and talking to previous customers. Robinson & Fuller Homes is a member of both, and you can see our work in our previous projects.
Notice how they communicate before you sign
The way a builder answers your questions before you sign is a good preview of the build itself. Notice whether they explain things clearly, get back to you when they say they will, and give straight answers about price and timing.
What questions should you ask a builder before you sign?
Ask about the start date, the payment schedule, who you’ll deal with, who inspects the work and what happens after handover. The answers tell you how the build will run.
When can you start?
A start date you can rely on lets you plan your lease, your move and your finance. Michael says first home buyers often worry about this because they’ve heard stories of start dates that kept slipping, so ask how the builder schedules and what could move the date.
When is the first payment due?
Ask whether there’s a deposit and when each progress payment falls. Robinson & Fuller Homes takes no deposit and the first payment is due after the slab is poured.
Who will I deal with during the build?
Ask who your main contact will be and who runs your site. With Robinson & Fuller Homes, you deal directly with the builders from your first meeting to handover.
Who inspects the work, and when?
Ask how work is checked during the build and before handover. At Robinson & Fuller Homes, work is inspected throughout the build and again before handover.
What happens if something comes up after handover?
Ask who you call and how quickly they respond.
Have questions about your own build? Put your questions to us and we’ll answer them before you sign anything.
What warranty do you get on a new home in NSW?
Under the NSW Home Building Act, a new home comes with a six-year warranty for major defects and a two-year warranty for other defects. These are statutory warranties, so every builder in NSW has to provide them.
Six years for major defects, two years for other defects
Both statutory warranty periods run from completion of the work, and Michael describes the six-year warranty as the big one.
What counts as a major defect
A major defect is a serious problem in a major part of the building, such as the structure, the waterproofing or the fire safety systems. Smaller items, such as paint, fall under the shorter warranty or their own timeframes.
What the Home Building Compensation Fund covers
The Home Building Compensation Fund, often still called home warranty insurance, is a safety net if your builder can’t finish the job or fix defects because they’ve died, disappeared or become insolvent. According to icare, licensed builders must take out this cover for residential work over $20,000, and it can pay up to $340,000 on a policy.
What happens at handover?
At handover, your builder walks you through the finished home and gives you the keys and the paperwork you need to live in it. At Robinson & Fuller Homes, Michael does the handovers himself.
Two final inspections before you see it
Every Robinson & Fuller home gets two final inspections, one by Michael and one by his brother Matthew. Michael says that extra time at the end is what lets him hand over a home the owners are happy with, rather than walking them through a list of things to fix.
The handover package
You’ll receive a binder with your warranties, operating manuals for things like the air conditioning and hot water system, contact details for the trades, and your final occupation certificate.
Support after you move in
If something comes up after you’ve moved in, you call us and we’ll help sort it out.
Why do first home buyers need a builder who explains things?
Because building is full of decisions you’ve never made before. A builder who takes the time to explain each step means you can make those decisions with confidence.
Choosing everything before you can see it
First home buyers pick paint, tiles, benchtops and fixtures months before they see them in place. Michael says first timers can feel anxious about how it will all come together, while someone who’s built before has more confidence.
Patience and clear updates
If Michael could fix one thing for first home buyers, it would be patience: someone taking the time to explain each step, so they’re not second-guessing themselves. Emma Allen-Baker, who built her family home with Robinson & Fuller Homes, said it was their first time building and they were grateful for the fantastic communication throughout.
Frequently asked questions
What does home warranty insurance pay if my builder can’t finish?
According to icare, it can cover up to 20% of the contract price, including variations, if your builder fails to complete the work. It also covers the cost of fixing major defects for up to six years after completion.
What is the difference between a defects liability period and the statutory warranty?
A defects liability period is a timeframe in your building contract for the builder to fix minor issues after handover. The statutory warranty is set by law and applies whatever the contract says.
Should I get an independent inspection?
You can. Housing Australia suggests considering an independent building inspection on a completed home, and some buyers use an inspector at key stages of the build too.
Does Robinson & Fuller Homes build outside Dubbo?
Yes. Robinson & Fuller Homes builds in Dubbo and the surrounding areas, including Gilgandra, Narromine and Wellington.
Meet the Builders Before You Decide
The best way to judge a builder is to meet them. Robinson & Fuller Homes is a fourth-generation family business that has been building in Dubbo for over 50 years.
Walk through our display home at 14 Stream Ave, Dubbo, call (02) 6882 7444 or request a free quote. You can also meet the family behind the business.
Written by the team at Robinson & Fuller Homes.
Disclaimer: This article is general information only. Have a solicitor review any building contract before you sign it.
References
- Service NSW: Check a builder or tradesperson’s licence
- NSW Fair Trading: Home building dispute resolution and statutory warranties
- icare: Home Building Compensation Fund
- Housing Australia: Help to Buy, Building a New Home Guide