What to do before choosing a builder
Most people spend weeks researching builders. They check Google reviews, ask for references, visit display homes, and compare quotes.
They think: "If I find the right builder, everything will go smoothly."
But here's what actually happens.
Six months into the build, surprise costs appear. Delays start piling up. The builder says "it's in the contract" and suddenly you're stuck paying for things you never expected.
The problem wasn't the builder. It was that you chose the builder before you understood what you were actually signing.
Why your builder research is backwards
I worked with a client, Sarah, who did everything "right". She met three builders, checked their reviews (all 4.5 stars or higher), visited their completed projects, and felt great about her choice.
Then she signed a standard HIA contract without really understanding it.
Halfway through the build, her builder claimed an extra $18,000 for "unforeseen site conditions". Sarah was shocked. But when we looked at her contract together, there it was, a clause that allowed exactly this kind of price rise with minimal proof required.
The builder wasn't dodgy. The contract just gave them the right to do this.
Here's what most people miss: even the best builders work within the boundaries of your contract. If your contract has loose clauses around cost variations, timeline extensions, or quality standards, that's what you'll get, no matter how nice your builder seems.
What you should actually do before choosing a builder
Instead of spending all your energy finding the perfect builder, spend it understanding what a quality building contract looks like first.
Because once you know what protections should be in your contract, you can:
Ask builders specific questions about how they handle variations and delays
Spot red flags in their standard contract before you sign
Negotiate clauses that protect you from cost blowouts
Know exactly what you're agreeing to, so there are no nasty surprises
When you understand your contract, builder meetings become completely different. You're not just asking "do you have good reviews?" You're asking "how does your contract handle liquidated damages if the build runs over?" or "what documentation do you need to provide before claiming a variation?"
These questions separate good builders from ones who rely on loose contract terms.
The real insurance policy for your build
A quality build doesn't come from crossing your fingers and hoping your builder is honest. It comes from a quality contract that sets clear expectations from day one.
The building contract has surprising ways to avoid extra costs and delays, but only if you know where to look and what to ask for.
Understanding your contract is a superpower. It means you can sign with confidence, communicate clearly with your builder, and know exactly what happens if things don't go to plan.
What to do next
If you're about to sign a building contract (or you're comparing builders right now), the smartest thing you can do is get your contract reviewed before you commit.
That's exactly why I created my Building Contract Health Check.
I work with homeowners across Australia (Victoria, NSW, Queensland, ACT, Tasmania, WA, and the Northern Territory) to review HIA and Master Builders contracts before they sign.
In our session, we go through your specific contract together and I show you:
Where your contract allows for price increases and how to protect yourself
Which clauses could cause delays and what to negotiate
How to communicate with your builder if issues come up
What questions to ask before you sign
My clients walk away feeling confident, equipped, and ready to build without the fear of cost blowouts or surprises.
If you want to understand your contract before you sign, not after problems start, learn more here.
Happy building! 💚
Annelyse
