Ten (okay, a few more) questions worth asking any builder before you sign

A couple of weeks ago, we put together a short post called Ten Questions Worth Asking Any Builder Before You Sign. It was deliberately simple — ten questions, kept easy to work through, meant to be a starting point.

The response to it caught us off guard a little, in the best way. A lot of you read it, saved it, and got in touch with follow-up questions of your own. So this post is exactly that — a follow-up. If you've read the original, think of this as the longer conversation that comes after it. If you haven't, it's still a good place to start, and this one goes further — particularly on the parts that are specific to building here in Queensland, where our soil, our climate and our regulations aren't quite the same as anywhere else in the country.

Here's the fuller list — the questions we'd want answered if we were the ones signing.

Start with the price

Is this a fixed price, or a starting price? A starting price can look appealing on paper, but it usually means the final figure depends on your block, your selections and a long list of "if this applies to you" costs. Ask what's actually included in the number you're being shown, and what typically gets added once the contract is signed.

What's included as standard, and what's considered an upgrade? Every builder draws this line differently. Two "identical" homes can end up thousands apart once you compare what's genuinely included — flooring, tapware, landscaping, driveways. Ask for the full inclusions list in writing, not just the highlights.

How much is the deposit, and what happens to it if we don't proceed? It's a fair, practical question, and a reputable builder will have a straightforward answer.

How is my quote broken down? A one-page total tells you very little. Ask to see the quote itemised — structural, fixtures, site costs, allowances — so you understand exactly what you're paying for and where the flexibility is.

Then ask about your land

South East Queensland has a lot of reactive clay soil, sloping blocks and coastal exposure, which means site costs vary far more here than a generic checklist suggests. A few worth asking before you fall in love with a block:

Will my foundation need to be engineer-designed? More likely if your block sits on reactive soil or close to the coast — both common across the region.

What termite management system is included, and is it a one-off treatment or an ongoing system? Termite protection is a standard requirement in Queensland home construction, so the real question is which system your builder uses and what it costs to maintain over time.

Will retaining walls, extra drainage, or stormwater work likely be needed for my block — and who pays for that? Sloping and split-level blocks are common in SEQ's newer estates. Ask how these costs are assessed and communicated before you're locked into a contract.

Will you inspect the block before I buy it, to confirm it's suitable for the home I want? A builder who's happy to do this before you commit is telling you something about how they operate afterwards, too.

Then ask about the process

Who will I actually be dealing with during the build? Will you have one main point of contact, or will you be passed between departments? Building involves hundreds of small decisions. Knowing who's guiding you through them — and how easy they are to reach — makes a real difference to how the whole experience feels.

How often will I get updates, and in what format? Some builders send weekly photos. Others go quiet for weeks at a time. Neither is necessarily wrong, but it's worth knowing what to expect so you're not left wondering what's happening on site.

Can I make changes after signing, and what does that cost? Life doesn't always cooperate with a fixed plan. Ask how variations are handled — the process, the timeframes and the fees — so there are no surprises if your priorities shift partway through.

What's a realistic timeframe, and what could extend it? Every builder will give you an estimate. Fewer will explain what could reasonably push that timeframe out — weather, approvals, supply delays. Ask for the honest version, not just the optimistic one.

Then ask to see it for yourself

Can I visit a current build, or see a completed home that's a similar size or budget to mine? Display homes are designed to impress, and that's fine — but they're not always representative of what most clients actually build. Ask to see real work — in progress or finished — closer to your own budget and block type, so you know what to genuinely expect.

Then ask about the credentials behind the name

Are you a licensed QBCC contractor, and can I check that license? Every reputable builder in Queensland can be checked on the QBCC's public register in a couple of minutes — and it's worth doing before you sign anything, not after.

Is my build covered under the Queensland Home Warranty Scheme? Queensland's approach here is genuinely a step ahead of most other states. Most residential building work valued over $3,300 must be covered under the scheme, and it's designed to protect homeowners if their contractor becomes insolvent, dies, or disappears before finishing the work. Ask your builder to confirm you'll receive a Notice of Cover once the insurance is in place, and keep it somewhere safe.

And finally, ask what happens after

What happens if something goes wrong after handover? Warranty periods, defect processes, who to call — these details rarely come up in the excitement of signing, but they matter enormously once you're living in the home. In Queensland, structural defects are covered under a 6.5-year statutory warranty period, and if your builder can't be reached to fix something covered under it, the Queensland Home Warranty Scheme exists as a safety net. A builder who can answer this clearly, without hesitation, is usually one who stands behind their work long after the sale.

Why we're comfortable sharing this

None of these questions are designed to catch anyone out — they're simply the ones that help you build with confidence, whoever you choose. We'd rather you go into this process informed than impressed by a glossy brochure that doesn't hold up under a few good questions.

If you'd like to ask us any of these yourself, we're always happy to talk it through — no pressure, no pitch, just honest answers.