How to Choose a Licensed Builder for Your Renovation in Newcastle

A new bathroom, kitchen or extension is one of the biggest investments you'll make in your home. Who builds it matters just as much as what you build.

We've been renovating homes across Newcastle, Lake Macquarie and Maitland for over a decade, with two generations and more than 20 years of experience behind us. In that time we've been called in to fix plenty of jobs that started with the wrong builder.

Most of those problems could have been avoided with a few simple checks before the contract was signed. Here's what to look for.

Why a builder's licence matters in NSW

In NSW, any residential building work worth more than $5,000 (labour and materials) must be done by a contractor licensed by NSW Fair Trading. Specialist work like plumbing and electrical needs a licence no matter how small the job.

A licence tells you the builder has met set standards for qualifications and experience. It also means they can be held to account if something goes wrong.

If you hire someone unlicensed, you can lose many of the protections the law gives you as a homeowner.

Step 1: Check the licence yourself

A licensed builder will happily give you their licence number. It should also appear on your quote and contract.

Look it up on the NSW Fair Trading online licence check, or call 13 32 20. It takes about two minutes. Check that:

• the name on the licence matches the person or business quoting you
• the licence is current
• the licence class covers your job (a tiling licence does not cover a full bathroom renovation)
• there is no disciplinary history you should know about

Step 2: Confirm their insurance

If your project is worth more than $20,000, your builder must have Home Building Compensation Fund (HBCF) cover. They need to give you the certificate before they take a deposit or start work.

This cover protects you if the builder dies, disappears or becomes insolvent and can't finish the job or fix defects. You can check a certificate is valid with the insurer or through the HBC Check register.

It's also worth asking for a certificate of currency for public liability insurance. This covers damage to your property or injury to others during the build.

Step 3: Get everything in writing

NSW law sets out what your contract must include:

• Jobs between $5,000 and $20,000 need a written small jobs contract.
• Jobs over $20,000 need a full home building contract. It must include the builder's licence number, the statutory warranties, a progress payment schedule and a five business day cooling-off period.
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A builder can't ask for more than 10% of the contract price as a deposit before work starts. If someone wants a bigger deposit or cash up front, walk away.

A good quote should be itemised. You want to see what's included, what's excluded, any allowances for fixtures and fittings, and a realistic timeframe.

Step 4: Know your warranties

Under the Home Building Act 1989, you're covered by statutory warranties on all residential building work:

• 6 years for major defects
• 2 years for all other defects

Waterproofing is classed as a major element of a building. For a bathroom, that's important. A failed membrane is one of the most expensive problems to fix, and it often doesn't show up for months.

These warranties apply automatically. A builder can't contract you out of them.

Step 5: Look at work like yours

Reviews are a good start, but photos of finished projects tell you more. Ask to see recent jobs similar to yours, ideally in your area.

You can browse our recent bathroom, ensuite and kitchen projects in Merewether, New Lambton, Wallsend, Charlestown and Cameron Park.

Then ask a few practical questions:

• Who does the waterproofing, plumbing and electrical, and are they licensed?
• Who manages the job day to day?
• Who do I call if I have a question mid-build?

Step 6: Pay attention to how they communicate

The way a builder handles your first meeting is a good preview of the whole project. Do they listen to what you want? Do they explain your options clearly? Do they return calls when they say they will?

One of our clients, Barbara, told us our advice at the planning stage made all the difference to her final result. That early guidance is what you should expect from any builder you trust with your home.

Red flags to watch for

• No licence number on the quote or contract
• A deposit request over 10%, or cash only
• Pressure to sign quickly or a "today only" price
• A one-line quote with no detail
• No HBCF certificate on a job over $20,000
• No recent, similar work to show you

How we work at Suncoast Bathrooms

Every builder on our team is fully licensed and insured. Our NSW contractor licence number is [INSERT LICENCE NUMBER], and you're welcome to look it up before we meet.

We project manage your renovation from start to finish, so you have one point of contact the whole way through. We'll also help you choose colours, tiles and fittings, and pass on our trade discounts with trusted local suppliers.

You can see our work in person at our display at HIA Home Inspirations, 17 Murray Dwyer Circuit, Mayfield West.

Thinking about a bathroom renovation in Newcastle or Lake Macquarie? Get a free quote or call us on 02 4968 9638.