The five filters that should narrow your builder shortlist
Licence. Every residential builder in South Australia must hold a Building Work Contractor licence with CBS-SA. Verify the licence number on the free CBS register before signing anything. The BuildPilot Builder Licence Check tool surfaces this in one click.
Insurance. Mandatory HBCF (Home Building Compensation Fund) cover applies on every residential contract over $12,000. The builder must carry this - confirm the policy number is current.
Portfolio match. Browse each builder's display homes and recent completions. If they only build single-storey project homes and you want a double-storey custom, they're wrong for you regardless of price.
Inclusions level. Builders package "standard" inclusions very differently. One builder's standard might include 900mm appliances, stone benchtops and ducted air; another's might be 600mm appliances and laminate benchtops. Compare inclusions lists line-by-line, not just the headline price.
References. Ask for 3 recent completed builds in the last 6 months that you can visit or speak to the owners of. Builders with nothing to hide will give you these without hesitation.
Volume vs project vs custom - which builder type fits you
Volume builder (~$1,950-$2,400/m²): high volume, standardised designs, fastest builds, lowest unit cost. Best for first home buyers and growing families who want a proven design at a competitive price. Adelaide volume builders include Metricon, Fairmont, Burbank, Simonds, Statesman.
Project builder ($2,150-$2,650/m²): mid-volume, broader design library, some customisation. Best for buyers who want the cost efficiency of volume but more design flexibility.
Custom builder ($2,950-$4,500+/m²): bespoke designs, premium finishes, slower builds. Best for $1.2M+ projects, knockdown rebuilds in established suburbs, and buyers who want one-of-a-kind.
Tradies, suppliers and professionals
Your main builder hires their own sub-contractors for the structural trades. You only need to source independent tradies if you're owner-building, doing a renovation outside a head contract, or finishing off post-handover (landscaping, pool, deck, blinds, fencing).
Suppliers - kitchens, bathrooms, tiles, flooring, stone, windows, lighting - get chosen during your selections appointment with the builder (usually 6-8 weeks after contract signing). Bring inspiration photos. Upgrades are typically 30-40% more profitable for the builder than the base spec, so compare any upgrade against the same item bought independently.
Professionals you may need independently: building inspector (pre-handover, ~$600-$900), conveyancer (settlement, ~$1,500-$2,500), mortgage broker (free to you, paid by lender), property lawyer (if disputes arise).
BuildPilot opinion
In our reading, the biggest mistake at this stage is picking a builder whose portfolio does not match what you actually want. A volume builder doing a heavily customised brief produces the worst-of-both-worlds outcome: project-home finishes at custom-home prices. Match the builder to the brief, not the brief to the builder. For a brief mapped against the right 2-3 Adelaide builders for you specifically, that work happens in our paid One on One Support tier.
