what to ask a new home builder before signing a contract

Knowing what to ask a new home builder before signing a contract is one of the most important steps any homeowner can take before breaking ground. A new home is one of the biggest financial and personal commitments you will ever make, and the contract you sign locks in the terms that govern every phase of the project. Asking the right questions early — before you put pen to paper — means fewer surprises, clearer communication, and a build that actually delivers what you were promised. At Tradie Built Home Building, we believe an informed client is the best client, and that starts with an honest conversation well before construction begins.

Licence, Insurance, and Legal Standing

The first thing to confirm is that your builder holds a current, valid Queensland Building and Construction Commission (QBCC) licence for the class of work your project requires. In Queensland, any new home construction must be carried out by a QBCC-licensed builder. You can verify a licence number directly on the QBCC public register — do not skip this step.

What to ask about licence and insurance

• Can you provide your QBCC licence number and the licence class that covers new home construction?
• Is your QBCC home warranty insurance current, and will it be in place before construction starts?
• Do you hold public liability insurance, and what is the level of cover?
• Are your subcontractors also licensed for their relevant trades?

Queensland’s QBCC home warranty insurance covers homeowners if the builder becomes insolvent, dies, or disappears before or during the build, and for certain defects after completion. It is not optional — a licensed builder must provide it for residential construction above the regulated threshold. If a builder cannot confirm this coverage immediately, treat it as a serious red flag.

Understanding the Contract: Inclusions, Exclusions, and Variations

The contract document itself deserves careful scrutiny. Queensland residential construction contracts are governed by the Queensland Building and Construction Commission Act 1991 and the Domestic Building Contracts Act 2000. Builders are required to use a written contract for projects above a certain value, and the contract must include specific details about the work, price, and timeframe.

Inclusions and exclusions

Ask for a detailed schedule of inclusions — everything from the type of roof sheeting and insulation rating to the brand and model of appliances, tapware, and flooring. Specification documents vary enormously between builders. A base-price home can look very different from the display model once you strip out the premium finishes. Push for written specifications, not verbal assurances.

• What is explicitly included in the contract price?
• What site costs are excluded, and how are they calculated?
• Are council and building approval fees included or separate?
• What happens if the soil test (geotechnical report) reveals reactive soils or a higher engineering classification?

How variations work

A variation is any change to the agreed scope of work after the contract is signed. Ask how variations are priced, who approves them, and how quickly they are documented in writing. Under Queensland law, variations must be agreed to in writing, but knowing how a builder handles this process in practice tells you a great deal about how organised and transparent they are. Ask for examples of how past variations were communicated and costed.

Timeline, Milestones, and What Happens On Site

A realistic build timeline is built into a well-structured contract. For new homes in Greater Brisbane — including areas like Moreton where new estates are growing rapidly — typical construction periods depend on the size and complexity of the home, weather delays, and council inspection timelines. Ask your builder to walk you through the construction stages and what triggers each progress payment.

The stages of new home construction

A licensed new home builder manages a structured sequence of work that includes:

1. Slab or base stage: Site preparation, earthworks, termite management, formwork, and concrete pour. This stage must pass a mandatory inspection before framing begins.
2. Frame stage: Timber or steel frame erected, roof trusses installed, and inspected by a private building certifier before any cladding is applied.
3. Lock-up stage: External walls clad, windows and external doors fitted, roof covering installed, and the home is weatherproof.
4. Fixing stage: Internal linings, cornices, doors, skirting, kitchen cabinetry, and joinery fitted.
5. Practical completion: Final finishes, painting, floor coverings, appliances, sanitary fixtures, and the practical completion inspection (PCI) before handover.

Progress payments are tied to each stage under a Queensland residential contract. Ask what documentation you will receive at each stage and whether you are entitled to have your own independent inspector review the work before you release payment. A reputable builder will have no objection to this.

Who is actually on site every day?

Find out whether the builder employs a full-time site supervisor for your project or whether supervision is shared across multiple sites. Ask how often the supervisor will physically be present, how subcontractors are briefed and quality-checked, and what the protocol is when defects are identified during construction rather than at the end.

Warranties, Defects, and Post-Handover Support

Your legal protections do not end at handover. In Queensland, residential construction carries statutory defect liability periods under the QBCC Act. Builders are obligated to rectify defects notified within the applicable period, which differs depending on the type of defect. Ask clearly what the defect liability period is under your specific contract, and what the process is for lodging a defect claim after you move in.

Questions to ask about post-handover

• What is your defect liability period and how do I formally notify you of a defect?
• Which defects are covered under the QBCC home warranty insurance and which are not?
• Do you provide a maintenance period and, if so, what does it cover?
• Who is my point of contact after handover if I have a concern?
• Can you provide references from clients who have lived in their completed homes for at least twelve months?

Speaking to past clients is one of the most reliable ways to understand how a builder actually performs — not just during the sales process, but through construction and in the months after handover. Ask specifically about communication, how problems were handled, and whether the home was delivered on time.

Red Flags to Watch for During Your Builder Conversations

A builder’s behaviour during the pre-contract phase is a reasonable indicator of how they will behave during the build. Be cautious if a builder is reluctant to provide written specifications, pushes you to sign quickly before you have reviewed the documents fully, is vague about who holds the QBCC licence, or is unable to provide references. Contracts that do not clearly define the scope of work or that include unusually broad clauses allowing the builder to substitute materials without approval are also worth examining carefully with a solicitor before you sign.

Homeowners building in growing corridors around Greater Brisbane — including in and around Moreton — are often working under time pressure from land settlement deadlines. That pressure should not push you into signing a contract you do not fully understand. Take the time you need, and do not hesitate to seek independent legal advice on any contract terms that are unclear.

Getting Started With Tradie Built Home Building

Tradie Built Home Building is a licensed new home builder serving Greater Brisbane. We build new homes and believe that transparency from the very first conversation makes for better projects and better outcomes. If you are at the stage of comparing builders or reviewing your first contract, we are happy to walk you through how we structure our builds, what our contracts include, and how we manage the process from slab to handover. Contact Tradie Built Home Building to arrange an initial conversation and request a quote tailored to your project.