The vetting checklist that applies to every Adelaide specialist

This is the same vetting method BuildPilot applies to every Adelaide builder we consider for our shortlist network. The first four checks below are specialist-specific; the rest are the core CBS SA + BII + ASIC checks that apply to every domestic builder working in South Australia.

• Ask for three completed heritage renovations in the last 24 months in North Adelaide, Kensington, Norwood, Unley, Malvern or similar - not general renovation experience
• Ask whether the property is State Heritage OR Local Heritage listed - the approval process is completely different (State Heritage goes through the Department of Environment, Local Heritage through council)
• Ask who their heritage plasterer, stonemason and timber-restoration specialist are - a genuine heritage renovator has 3-6 specialist trades on speed-dial. A pretender will name generic trades
• Ask specifically how they will handle reversibility - the heritage principle is that non-original interventions should be removable in future without damaging original fabric. Ask for their reversibility method statement
• Verify current CBS SA Builders Licence (BLD number) on the public register at cbs.sa.gov.au/services/find-licensee
• Verify no active or recent disciplinary decisions on the CBS SA register
• Confirm Building Indemnity Insurance (BII) will be issued through QBE (SA sole insurer) for your contract price (all residential work over $12,000)
• Search the ABN on abr.business.gov.au - name, GST status, date of registration
• Confirm the entity is not under external administration on the ASIC register

State Heritage vs Local Heritage in Adelaide

State Heritage Places (approximately 2,400 across SA) are protected under the Heritage Places Act 1993 - any works require State Heritage Council approval, plus council DA. Local Heritage Places (approximately 6,000 across metro Adelaide) are protected under individual council development plans - only council approval required but often with tight design controls. State Heritage typically caps at additions no larger than 30% of original footprint. Local Heritage rules vary by council - Norwood-Payneham-St Peters is one of the strictest; Charles Sturt is more permissive.

The four red flags that end the conversation

These four signals correlate strongly with builders who have failed or entered administration in South Australia in the last three years. Any of them means walk away.

• Requested deposit exceeds 5% of contract value on contracts over $12,000 (SA statutory cap under the Building Work Contractors Act 1995)
• Vague or evasive answer on BII eligibility for your specific contract price (QBE is the sole SA insurer - either the builder qualifies or they do not)
• Refusal to name their independent building certifier or to let you speak to them separately
• Aggressive time-limited discount contingent on paying deposit before you have read the contract