Most building disputes I've seen started before a shovel hit the ground. Something about the land, the plans, the money or the contract wasn't sorted out, and it came back to bite later.
These are the questions to answer before you sign. They're grouped into four parts: land and site, approvals and plans, money, and contract terms.
One warning up front: get a construction lawyer to review your contract and any special conditions you want to add. Adding or changing clauses without proper advice, or withholding a payment the contract says is due, can put you in breach.
C4 - Asking the Right Questions Checklist
$39.00 AUD
Last updated 28 Oct 2026 · Revision 3 · Free updates for life
Checklist Type: Minor
Form Factor: Fillable, print-ready PDF (A4, 26 pages)
When to use: Choosing a builder (before you pay a deposit or sign)
70 questions and checks for every builder on your shortlist, from the licence search at your desk to a visit to one of their current sites. Compare like for like and choose your builder with confidence before you pay a deposit.
My C4 Asking the Right Questions checklist walks you through each of these areas with the questions to put to your builder.
Land and site
Do you own the land, and what's on the title?
Most contracts require you to prove you own the land before the builder starts. Have a copy of the title search ready to attach to the contract.
Check the title and searches for easements, rights of way, covenants, and any state (TMR) or council road resumptions that limit what you can build and where.
What's under and around the site?
Have you checked for:
- Reactive soil or uncontrolled fill.
- Landslip risk on sloping blocks.
- Rock that needs removing.
- Overland flow paths, watercourses or springs.
- Cliffs, gullies or steep driveways that affect access for trucks and cranes.
The soil test and contour survey should pick most of this up. Ask your builder to confirm in writing that they've visited the site and allowed for everything visible.
Is the site contaminated?
Old buildings may contain asbestos, and some land (former farms, industrial sites, fill sites) may need remediation. Find out before you sign, because removal is expensive.
Is there all-weather access?
Many contracts make the owner responsible for all-weather access to the site. If the builder has to provide it, you'll pay extra, and on some sites it's costly. Get it priced in the contract.
Are services available?
Are water, sewer, power, gas and NBN available to the block? Does the house need to sit at a certain level for sewer to drain by gravity? Who pays any connection or headworks charges?
Approvals and plans
What will council require?
Check the planning scheme, estate covenants, flood levels and any overlays. Can you afford to meet them?
Does the approval add any work?
Building approvals sometimes come with conditions that add work not in the original price. Get the builder to price any extra work and include it in the contract.
Are the contract plans the approved plans?
The plans attached to the contract should be the approved plans, clearly identified by drawing number and revision.
Who's providing the plans?
If the builder provides the plans, the builder should be responsible for errors in them. Delays or extra costs caused by errors in the builder's own plans shouldn't land on you.
Did you see a display home?
If you're signing because of a display home you liked, make sure the contract says your home will be built to the same standard of workmanship and materials as that display (with the address), except where the contract says otherwise. Watch for the model name in the contract being different from the one you walked through.
Money
Is your finance in place?
Many contracts require proof of finance before the builder starts. Attach your lender's approval letter. Make sure the contract lets you cancel if finance falls through.
Does the price cover the whole job?
Everything should be in the plans, specification or quote. Read the exclusions carefully. A common trick is leaving necessary work out of the price and claiming it later as an extra. Ask for a clause confirming the price includes everything reasonably needed to complete the work shown, except listed exclusions.
Are provisional sums and prime cost items realistic?
Provisional sums (allowances for work not yet fully priced, like site works) and prime cost items (allowances for things like tapware and appliances) are where budgets blow out. Ask:
- Are they realistic estimates based on current prices?
- What margin does the builder charge if they go over? Check the contract.
Low allowances make the price look good now and cost you later.
Is the deposit legal?
In Queensland, the QBCC Act caps the deposit at 10% if the contract price is under $20,000, and 5% if it's $20,000 or more (with higher limits only where most of the work is done off site).
Do the progress payments match the work?
Each stage payment (base, frame, enclosed, fixing, practical completion) should reflect the value of work done at that stage. Watch for front-loaded payments that leave too little at the end.
Contract terms
Which contract, and have you read the guide?
In Queensland you'll usually see a QBCC, Master Builders or HIA contract. For contracts over the regulated threshold, you must be given the QBCC Consumer Building Guide. Read it.
You also have a 5 business day cooling-off period after you receive a copy of the signed contract. Use it to get advice.
Is the builder properly licensed?
Search the builder on the QBCC licence search. Check:
- The licence name matches the name on the contract and the home warranty insurance.
- The licence class covers the work.
- How long they've been licensed and whether there's any disciplinary history.
Can you see their work?
Look at display homes and, if you can, homes they've finished. Talk to past clients.
Are you living there during the work?
Standard new home contracts assume the builder has the site to themselves. If you'll be living on site, as with an extension or renovation, you need a contract designed for that.
Do you understand variations?
In Queensland, every variation must be in writing, with the price and its effect on the completion date, and signed before the work starts. Check the margin the builder charges on variations, commonly 15 to 20%. Every variation costs more than it would have before signing, so finalise your design first.
Are the start and finish dates clear?
The contract should state when work starts and how long it will take. Understand how extensions of time work: what the builder can claim for (rain, variations, delays you cause) and how they must notify you.
Is there a fair delay damages clause?
Delay (liquidated) damages compensate you if the builder finishes late without a valid extension. Make sure a realistic rate is filled in. A blank can default to a token amount.
To work out a fair rate:
- If you're renting while you build, use your weekly rent, plus any storage costs for your furniture.
- If you're not renting, base it on the extra interest you'll pay on your construction loan.
Is practical completion clearly defined?
Practical completion triggers your final payment and starts the 12-month defects period. Make sure it's clearly defined, the site must be cleaned up before it's claimed, and there's a set time for the builder to fix items on the practical completion list.
Is the dispute process fair?
Check how disputes are handled. In Queensland, the QBCC offers an early dispute resolution service for defects and some contract disputes, and the Queensland Civil and Administrative Tribunal (QCAT) handles domestic building disputes. Be wary of clauses that let one side's industry body choose the decision maker.
Can you raise a payment dispute without breaching?
If you dispute a progress claim, follow the contract's process exactly, in writing and on time. Ask your lawyer what the contract allows, and don't just stop paying.
Before you sign
Confirm your land and site. Make sure your plans are the approved plans and your money is in place. Understand the deposit, payments, variations, delays and completion. Then get a lawyer to look over it during the cooling-off period, if not before.
Further reading
Can You Negotiate a New Home Construction Contract?Learn how to navigate base prices, lot premiums, and closing costs to secure the best deal on your dream home.
The Importance of Contract Administration in Home BuildingBuilding a dream home? An experienced contract administrator is your advocate, ensuring that every detail aligns with your vision. From overseeing plans to resolving issues, discover how they can turn your construction journey into a smooth adventure.
Understanding Reasonably Foreseeable Costs in ContractsIn construction contracts, the term “reasonably foreseeable” is often used to describe events or costs that could have been predicted by a reasonable person. This blog post explores what reasonably foreseeable means in terms of contract costings and how it can impact the construction process.
Decode Residential Floor Plans Like a ProConfused by the floor plan symbols? This article deciphers reading residential floor plans, from layout to labels, helping you make informed decisions for your dream home.
