How to choose a right Builder

Choosing your builder is an immensely important decision. If you pick a skilled craftsman who is properly qualified to do the job it will make the renovation experience stress-free and exciting.

But hire an incompetent goof who doesn't know a spanner from a spaniel and your housing project could be less than enjoyable.

That's why you need to do your homework. Keep the following in mind as you select a builder.

• Create a list of builders you would consider using. Ask your friends and family for recommendations.
• Ask these builders where you can see recent examples of their work and speak to the people who employed them. Was the quality of the work up to scratch? Was it completed on time? Was the builder easy to work with?
• Narrow your list down to three builders. Supply all of them with exactly the same set of requirements and ask each of them for a quote. Read each quote carefully to ensure nothing has been left out and watch for unrealistically low estimations as you may be the victim of a blow out of the budget later down the track. Keep in mind that it's worth paying more for a reputable builder who takes pride in his work.
• It is absolutely essential to make sure your builder is properly qualified for the type of work you want done. In many states it is illegal for a builder to do residential construction without a proper licence. See below for a summary of licensing laws in each state and tells you who to contact to check that your builder has the appropriate licence.
• Your builder will not be an invisible presence during your renovation he (or very occasionally she) will be an active member of your household, perhaps for months on end. So ask yourself, 'Can I live with this man in my house?' If the answer is no, it may be advisable to look for a more compatible partner.
• Many states require a builder to have home warranty insurance to protect you against a botched job or unfinished work. You should ask to see your builder's insurance for yourself. Read more in our section on home warranty insurance.
• If a builder is pressuring you to sign a contract to avoid 'price rises' he is probably just trying to secure the job. And be extra careful of any builder who wants you to get an owner-builder licence he may not have the right kind of licence for your work or he may be unable to obtain home warranty insurance.

You should ask your builder these important questions:

1. Are you properly licensed?
2. Where can I see examples of your work?
3. What other jobs have you got on at the moment? A contractor with a lot of work on their plate may not be able to properly manage your job.
4. Who will supervise the work? If your contractor is using a supervisor, make sure the supervisor has sufficient experience in the type of work you want done.
5. Do you have proper insurance?
6. How much money do you need for your deposit?
7. When can you start the work and how long will it take?
8. What sort of contract will be used? Plain English contracts are available from a number of sources, including the HIA.
9. How much will it cost?
10. When are progress payments to be made?
11. What happens if the work is defective?
12. Who cleans the site?