How to Choose a Renovation Builder in Melbourne
Choosing the right builder is the single biggest factor in whether your renovation is a good experience or a costly one. Melbourne has thousands of operators, and the gap between the best and the worst is enormous. This checklist covers what to verify, what to ask, and the warning signs to walk away from.
The regulatory points below are specific to Victoria — always confirm current requirements, as the rules and the regulator's name have changed in recent years.
1. Verify registration and insurance
This is the non-negotiable first filter. In Victoria, domestic building work is regulated, and larger jobs require both a registered builder and insurance.
- Confirm the builder or company is registered — you can check the public register held by the Building and Plumbing Commission (BPC).
- For domestic building work over $16,000, the builder must take out domestic building insurance (also called builder's warranty insurance).
- Ask for evidence of current public liability insurance.
2. Insist on a proper contract
In Victoria a written major domestic building contract is required for work over $10,000. It protects both sides — never rely on a handshake or an email thread for a job of any size.
- A clear scope of works listing exactly what's included.
- A fixed price, or a clearly explained basis for any variations.
- A staged payment schedule tied to milestones — not a large upfront lump sum.
- Start and completion timeframes.
3. Compare itemised, fixed-price quotes
Get more than one quote, and make sure they're itemised so you're comparing like with like. A suspiciously low quote often means allowances that balloon later, or trades and materials left out.
4. Ask the right questions
- Will you use your own trades or subcontractors, and who manages them?
- Who is my single point of contact during the build?
- How do you handle variations and unexpected issues found during works?
- Can I see recent projects like mine, and speak to those clients?
- How do you assess and manage permits?
5. Red flags to walk away from
- Pressure for a large cash deposit before any contract is signed.
- Reluctance to put things in writing or provide registration details.
- A quote far below every other — it's rarely a bargain.
- No fixed address, no reviews, and no contactable references.
- Vague answers about insurance, permits or waterproofing certification.
6. Judge the communication
You'll be living with this relationship for weeks or months. A builder who is responsive, clear and honest during the quoting stage — when they're trying to win your job — is telling you how the whole project will run. Trust that signal.
Key Takeaways
- Verify registration on the BPC register and confirm domestic building insurance for work over $16,000.
- A written major domestic building contract is required in Victoria for work over $10,000.
- Compare itemised fixed-price quotes — the cheapest number is rarely the cheapest outcome.
- Poor communication and pressure for big cash deposits are your clearest red flags.
This guide is general information for Melbourne homeowners, not legal or financial advice. Costs are indicative and vary by project. Always confirm permit and compliance requirements with your council, a registered building surveyor, or the Building and Plumbing Commission before starting work.