How to choose the right builder (and avoid a nightmare build!)

Picking the right builder is a big deal. Get it wrong, and you could be dealing with budget blowouts, endless delays, or even a half-finished home. We’ve all heard the horror stories - dodgy builders disappearing with deposits, shoddy workmanship leading to costly repairs, and projects dragging on for months longer than promised. So, how do you make sure you’re choosing someone reliable? Here’s what you need to know.

1. Know What You Need

Before reaching out to builders, get clear on what you want. Ask yourself:

• Are you building from scratch, renovating, or adding an extension?

• What’s your budget (and do you have a buffer for unexpected costs)?

• What’s your ideal timeline?

• Do you have specific materials or finishes in mind?

Having a plan will help you communicate better with builders and spot anyone who seems unsure about meeting your expectations.

2. Do Your Homework

Not all builders are created equal. Here’s how to sort the good from the bad:

• Check Licenses & Insurance – In NSW, builders must be licensed. No license? Walk away.

• Look at Past Work – A reputable builder will have a portfolio and should be happy to show off their past projects.

• Read Reviews (and Take Them Seriously) – If you see a pattern of complaints, take it as a red flag.

• Talk to Previous Clients – Ask how the build went, if there were any major issues, and how the builder handled them.

• Confirm Insurance Coverage – Public liability and home warranty insurance are a must. If they can’t prove it, move on, if they can, always do some extra digging with the provider to confirm it’s legitimate.

• A part of an Industry organisation - A quality Sydney builder will be a member of a building organisation. Checking they are a member of either HIA or MBA can indicate a commitment to industry standards and quality construction practices. 

3. Ask Tough Questions

Don’t be afraid to put builders on the spot. A good one will have no issue answering questions like:

• How long have you been in business?

• Can I see examples of recent work?

• Have you handled projects like mine before?

• Who will actually be running the job day-to-day?

• What happens if there are delays or unexpected costs?

• What kind of warranty do you offer on your work?

• How often (and which medium) will you be communicated with, throughout the build?

4. Work with Your Architect to Find the Right Builder

If you’re working with an architect here in Sydney, use their expertise to help you choose the right builder. Architects often have a network of trusted Sydney builders they’ve worked with before and can recommend someone suited to your specific project. Here’s how they can help:

• Matching the Right Builder to Your Design – Some Sydney builders specialise in high-end finishes, while others are better suited to budget-conscious builds. Your architect will know who’s the best fit.

• Reviewing Quotes & Contracts – They can help you assess whether a quote is realistic and ensure that the builder understands the details of the design.

• Overseeing the Build – Many architects offer contract administration services, meaning they can act as a mediator if issues arise between you and the builder.

5. Don’t Just Go for the Cheapest Quote

We get it - everyone wants a good deal. But if a quote seems too good to be true, it probably is. Compare quotes carefully and check for:

• A detailed breakdown of costs (materials, labor, permits, etc.)

• Payment schedules (beware of anyone asking for huge upfront payments!)

• A realistic timeline with clear milestones

• Hidden costs or exclusions that might come back to bite you later

• Excessive Prime Costs and Provisional Sums (This could be a tactic to underquote the initial price or an indication of poor quoting practices, leaving the door open for unexpected charges to be added later, potentially inflating your overall costs)

6. Read the Contract (Yes, Every Word!)

Contracts are boring but necessary. Make sure yours includes:

• A detailed scope of work

• Clear pricing and payment terms

• Start and completion dates

• Warranty and defect liability period

• A plan for dispute resolution

If something feels off or too vague, don’t sign until it’s clarified.

7. Watch for Red Flags

There are some builders you should avoid at all costs. Be wary of:

• Requests for large upfront payments before work starts

• Vague or unclear contracts

• Unwillingness to provide references or show past work

• Extremely low quotes compared to others

• Poor communication or reluctance to answer questions

• Cannot provide previous clients to speak with

Final Thoughts

Building or renovating should be an exciting journey, not a stressful ordeal. Take the time to find the right Sydney builder, do your research, and don't hesitate to ask tough questions.

With over 50 years of combined experience in residential construction and more than 10 years in business as Hayman By Design, we at HXD have seen our fair share of botched jobs left behind by unreliable builders. We pride ourselves on our extensive expertise, quality craftsmanship, clear communication, and our commitment to delivering what we promise. If you're planning a build in Sydney, let's have a conversation and ensure your project runs smoothly from start to finish!