Buildline Renovations & Extensions 01 5 min read Guide
How to choose a renovation builder on the Tweed Coast
The five things to check before you sign a renovation contract: licence, insurance, past contracts, completed projects, and HBCF cover.
Short answer: Check the licence, check the insurance, read a past contract, and visit a finished job. A builder who resists any of those steps is telling you something.
The five things to check before you sign
Most renovation disputes start before the first wall comes down. They start when a homeowner signs a contract with a builder they did not properly verify. The checking takes an afternoon. The consequences of skipping it can take years.
Your pre-signing checklist
- Verify the contractor licence on the NSW Fair Trading public register.
- Ask for certificates of currency: public liability and workers compensation.
- Request a past contract (redacted) so you can see the format, detail, and terms.
- Visit a completed project, or at minimum ask for dated before-and-after photos with the client's suburb named.
- Confirm HBCF cover will be provided (mandatory on residential work over $20,000).
What a legitimate builder looks like
Legitimate builders are not offended by due diligence. They expect it. They carry their licence number on every document, provide insurance certificates on request, and welcome site visits to completed work.
Warning signs
Good signs
No licence number on the quote or contract.
Licence number printed on every document, verifiable on the public register.
Verbal quote only, or a one-page estimate.
Written fixed-price contract with scope, materials, and timeline.
Requests a large cash deposit upfront.
Deposit within legal limits (10% for contracts under $20,000, 5% over), paid to a business account.
No references, no portfolio, no site visit offered.
Happy to share past contracts, completed projects, and client references.
How to compare builders (not just prices)
Getting three quotes is standard advice, but the quotes are only useful if you compare them on the same terms. A lower price that excludes demolition, council fees, and engineering is not a lower price.
Ask each builder the same five questions: What is included? What is excluded? Is the price fixed or estimated? Who manages council? What happens if something unexpected is found behind the walls?
Red flag
A builder who will not put the scope and price in writing before you pay a deposit.
Verbal agreements are unenforceable and the source of most renovation disputes.
Good sign
A builder who walks you through the contract line by line, explains the council pathway,
and names the materials and finishes before you sign.
Common questions
What licence does a renovation builder need in NSW?
Any residential building work over $5,000 requires a contractor licence from NSW Fair Trading. For renovations, look for a general building contractor licence (or the specific class that covers your scope). Ask for the licence number and check it on the Fair Trading public register before signing anything.
How do I check if a builder is insured?
Ask for a certificate of currency for public liability (minimum $10 million) and workers compensation. A legitimate builder will provide these without hesitation. For residential work over $20,000, Home Building Compensation Fund (HBCF) cover is also required by law.
What is the difference between a quote and an estimate?
A quote is a fixed price for a defined scope. An estimate is a guess that can change. If the document says "estimate" or includes provisional sums and allowances, the final cost can be significantly higher. Ask for a fixed-price quote with the scope, materials, and finishes named.