There is no shortage of people calling themselves builders on the Gold Coast, and the difference between a good one and a bad one rarely shows up in the first meeting. It shows up three months into the job, when a variation lands with no paper trail or a subcontractor walks off site. This guide sets out exactly what to check before you sign anything, in the order that actually matters.
Before signing with any Gold Coast builder, check their QBCC licence class and history on the QBCC public register, confirm they carry the right insurances, get a fixed-price written contract that complies with Schedule 1B of the QBCC Act, keep the deposit reasonable, and agree in writing how progress payments and variations will be priced and approved.
Start with the QBCC licence check
Every builder and trade contractor operating in Queensland should hold a current QBCC licence appropriate to the scope of work, and you can check this yourself in a couple of minutes on the QBCC's public licensee register. Search by name, company or licence number and you will see the licence class, its status and any conditions attached to it. If a builder cannot produce a licence number on request, or the register shows the licence as suspended or cancelled, that is the end of the conversation.
- Search the QBCC licensee register directly rather than relying on a number printed on a business card or website
- Check the licence class matches the work: a builder licence is different from a trade contractor licence limited to one type of work
- Look at licence history, not just current status, for past suspensions or conditions
- Confirm the ABN on the contract matches the licensed entity, not a related company
- Ask which QBCC class covers project management if the job involves multiple trades
Why the licence actually matters
Beyond the legal requirement, a current QBCC licence is what gives you access to the Queensland Home Warranty Scheme, which provides a level of protection if the builder cannot complete the work or if defects show up after handover. An unlicensed operator, or a handyman working outside what they are legally allowed to do, gives you none of that cover. If you are weighing up a handyman against a licensed builder for a bigger job, our guide on handyman or licensed builder goes into the detail.
Insurance you should ask to see
| Cover | Why it matters |
|---|---|
| Public liability insurance | Protects you if a worker or the builder causes damage to your property or a neighbour's during the job |
| Workers compensation | Covers injuries to workers on your site, so a claim does not fall back on you as the homeowner |
| Queensland Home Warranty Scheme | Automatically applies to most residential work over the QBCC's licensing threshold when the builder is properly licensed, and covers incomplete or defective work in defined circumstances |
Getting the contract right
For domestic building work above a modest value, Queensland law requires a written contract that complies with Schedule 1B of the QBCC Act, covering the scope of work, price, allowances for provisional sums, a start and completion timeframe, and the cooling-off period. Read every page before you sign, not just the price on the front. A vague one-page agreement with a lump sum and nothing else is a warning sign, no matter how reasonable the builder seems in person.
What a proper renovation contract should spell out
- A detailed scope of works, ideally with drawings or specifications attached
- A fixed price, or clearly identified provisional sums and prime cost allowances where the cost is genuinely unknown
- The deposit amount and when it is payable
- A progress payment schedule tied to defined stages, not vague percentages
- How variations are quoted, approved and paid before the work proceeds
- An estimated start date and construction period, with allowance for reasonable delays
- The defects liability period after practical completion
Deposits and progress payments
A reasonable deposit reflects the design, ordering and administrative work a builder does before the tools come out, not a slice of the whole job. Progress payments should be linked to milestones you can see on site, such as completion of framing, lock-up or fit-off, rather than a fixed calendar date. Never pay ahead of work actually completed, and keep a simple record of what has been paid against what has been done.
If a builder asks for a large upfront payment before any work or material ordering has visibly started, ask exactly what that payment covers and get it in writing. It is a reasonable question, not a rude one.
How variations should be handled
Variations are a normal part of renovation work, particularly once walls open up and unexpected conditions appear. The problem is not variations themselves, it is variations that arrive as a surprise on the invoice. Every variation should be priced and put in writing before the work happens, with your written approval, so there is no dispute later about what was agreed and why.
- The builder identifies the change or unexpected condition and explains why it is needed
- A written variation is prepared showing the additional cost and any impact on timeframe
- You approve it in writing before the work proceeds
- The variation is added to the running project total, so the final figure never comes as a surprise
A good next step once you have shortlisted a couple of builders is to work through our list of questions to ask a renovation builder at the quote stage, before any contract is on the table.
Local knowledge still counts
Beyond licensing and paperwork, a builder who works regularly across the Gold Coast will know how local councils handle approvals, how coastal conditions affect material choices, and which suburbs commonly hit issues like sloping blocks or older slab foundations. That local experience shortens the surprises during construction.
Comparing builders for a renovation on the Gold Coast or in Logan? We are QBCC licensed, happy to have our licence checked, and give fixed-price quotes with every allowance written down.
Request a free quote
