The 15 questions in order
- What is the exact base price, and what is NOT included? The gap between "from" price and true delivered price is often $40,000 – $120,000.
- Can you show me your fully-costed inclusions list? If they can't show it in writing on the spot, walk.
- What are your provisional sums and prime cost items, and how often do those blow out? Ask for real examples from their last 5 completed builds.
- What is your realistic timeline from contract signing to handover? Not the marketing timeline - the average of their last 10 builds.
- Can I speak to your last 3 customers directly? A confident builder says yes without hesitating.
- Are you a fixed-price or cost-plus contract? Insist on fixed-price for your first build.
- What is your process for variations? How are they costed, approved, and invoiced?
- What does your defects list process look like in the 90 days after handover?
- What structural warranty and builder's indemnity insurance do you carry?
- Who is my day-to-day contact once we sign? Sales agents disappear after contract. You need to know your site supervisor by name.
- How many builds do you have running simultaneously? Over-stretched builders miss timelines.
- What happens if you go into liquidation mid-build? HIA indemnity should cover it - confirm the policy.
- Have you built on my specific block? Sloping, tight-access, character-overlay, hills sites are different beasts.
- What is your policy on inspection access? A good builder welcomes independent stage inspections.
- Would you build this house for a family member at this price? Watch the eye contact.
Red flags in a builder's answers
- "We do not usually share that in writing" - always demand it in writing.
- "Provisional sums always come in at what we quoted" - almost never true.
- "Our timeline is X months guaranteed" without qualifications - unrealistic.
- "We do not need independent inspections" - a confident builder welcomes them.
- Refusing to give you 3 references from recent customers.
- Pressure to sign on the same day, or a discount that "disappears tomorrow".