Finding good builders in Perth can feel like searching for a needle in a haystack. With so many builders and offers, you risk ending up with cowboy operators or hidden costs.
That’s why this guide gives you a printable vetting checklist, 12 scripted questions to ask, the steps to verify WA licenses and insurances, plus the warning signs to watch for. You’ll also find a list of red flags and what to do if things go wrong.
Download our free builder-vetting checklist, we’ve given below.
The Ultimate Checklist for Finding Good Builders in Perth
Use this checklist to assess any home builder in Perth. Tick each box as you verify details – bring it to builder meetings and use it during site visits. This ensures you cover all the bases before signing a contract.
Pre-Contact Checks:
► Verify WA Registration:
Always ask for the builder’s WA licence/registration number and check it online. Use the Western Australian Government’s Online Licence Search tool to confirm it’s current.
► Read builder Reviews:
Search for the company’s recent reviews on Google and sites like ProductReview. Look at comments on their latest projects.
► Confirm ABN and Insurance:
Check the builder has an active Australian Business Number via the ABN’s ABR Lookup. Make sure they carry the required insurances – Home Indemnity (warranty) insurance for projects over $20K and a valid public liability policy.
First-Contact / Interview Checks
When you meet a builder, use this checklist to dig deeper. Take notes and keep them on your checklist:
► References & Site Visit:
A quality builder will gladly share local clients’ contacts. Insist on visiting an active job site to see work in progress as finished homes alone aren’t enough.
► Contract Sample & Pricing:
By law in WA, contracts must be in writing and fixed-price (no “rise and fall” clauses). Expect a line-by-line breakdown of inclusions (materials, fixtures, labour, allowances). Avoid vague lump-sum quotes or “estimate only” offers — these often lead to large variation bills later
► Timeline & Penalties:
A professional builder will give a realistic schedule and a clear plan if timelines slip. If a contract allows the builder to run over without consequences, that’s a warning sign.
► Subcontractors & Management:
Look for a dedicated project manager or site manager. Reputable builders assess their trades; licensed electricians, plumbers, etc. They supervise them closely, while cowboy builders just point to whoever shows up.
Financial & Contract Checks:
► Payment Schedule:
Under WA’s Home Building Contracts Act 1991 (HBC Act), any deposit before work begins cannot exceed 6.5% of the total contract price (for contracts between $7,500 and $500,000). Builders demanding large upfront amounts may be financially unstable or untrustworthy.
► Provisional Sums/Variations:
All allowances (provisional sums) and any future variations must be documented in writing. By law, any change orders need a written, signed agreement before work starts. If your builder seems loose about this, be cautious.
► Insolvency Safeguards (Retention, Bank Guarantees):
Ask how your money is protected if the builder goes bust. Reliable builders offer bank guarantees or hold retention funds until completion, so you can recover costs if work stops. If they dismiss this as unnecessary, take note.
Quality, Compliance & Aftercare Checks:
Ensure the builder commits to quality and follows WA regulations:
► Materials & Warranties:
Get a full list of materials/specifications for each part of the job. Note the brand names, grades, colours, etc., and check how long each item (and the structure itself) is under warranty. In WA the mandatory home indemnity insurance covers 6 years from practical completion, but workmanship warranties often range 1–3 years. A good builder will clearly state what’s covered and for how long.
► Building Approvals:
Confirm the builder will handle all council and BCA approvals. Under WA’s Building Act, local councils approve your building permit while the state Building Commissioner enforces regs. Make sure your builder will prepare and submit all required forms and comply with conditions (e.g. engineering reports, energy ratings). Don’t assume you have to manage permits.
► Defects & Handover:
Ask about the defects liability period – the time after completion during which the builder must fix issues. In WA it’s common to have a 4–6 month defect period after practical completion. Find out how and when final inspections are done, and get those punch-list items recorded in writing. A transparent builder will walk you through this and schedule a practical completion inspection together.
Good Home Builder Perth Checklist – Free Download Now
12 Important Questions to Ask Before Hiring a Home Builder
Bring these questions to every builder meeting. Use the scripted follow-ups and note the answers on your checklist (or the downloadable PDF).
1- “What is your WA builder licence number and can I verify it?”
– Make them give it. Ask for their last 5 projects so you can check each licence online. A legitimate builder has nothing to hide.
2- “What’s your reputation and experience in home building? How many homes have you built?”
– Find out how long they’ve been operating and how many builds similar to yours they’ve completed. Good Builders in Australia with local longevity will have a track record to show.
3- “Can you provide 3 recent local references and may I visit a current site?”
– Honest builders won’t hesitate at this. If they’re unwilling or have excuses, it’s a red flag.
4- “Is this a fixed-price contract or an estimate? Please show the detailed inclusions.”
– A solid builder will give a fixed-price quote with a line-by-line breakdown. If you only get a ballpark estimate, keep pushing for clarity.
5- “Who will manage the subcontractors and how are they selected?”
– A professional company assigns a project or site manager. They’ll vet subcontractors for licences/insurances and coordinate them. If the builder seems to just pass work on casually, you may get inconsistent quality.
6- “How will you ensure effective communication throughout construction?”
– Check if they have a written communication process. Reliable builders keep you updated via regular reports or an online portal. Vague answers here can lead to frustrating delays or surprises.
7- “How long will it take to build my home?”
– Get realistic timelines in writing. It depends on your home design, site conditions, and the approval process. In Perth, most new homes take around 12–18 months from planning to completion. The construction phase itself generally ranges from 6–8 months for a single-storey and 9–12 months for a standard two-storey, though complex designs may take longer. Always request a written timeline and ask for milestone dates for each construction stage.
8- “What warranties and insurances do you provide?”
– They should supply proof of Home Indemnity (6-year warranty) and public liability insurance. Ask when each policy expires and who they’re with. A reputable builder will happily show certificates.
9- “How many active projects do you currently have? Can you show examples of past projects similar to mine?”
– You want a builder who isn’t overstretched. If they have too many ongoing jobs, your build might get delayed. Seeing past similar projects helps verify their experience.
10- “How do you accommodate changes in the contract after I’ve signed it?”
– Get their variation process in writing. Will they provide a quote for any changes? What happens if a required product is unavailable? A clear process with signed change orders keeps costs and misunderstandings down.
11- “What after-care home building service can I expect?”
– Ask about post-completion support. Do they offer scheduled check-ins after move-in? What is the process if new defects are found outside the initial liability period? Good builders clarify this upfront.
12- “How do you handle disputes or defects after completion?”
– Expect a written complaints resolution process. Ideally, they’ll be registered with the Building Commission dispute resolution and/or follow Master Builders standards. If they dodge this question, be wary.
Tick off the answers on your checklist. A trustworthy builder gives straightforward, written responses. If anything seems vague, ask for clarification or better terms before proceeding.
Signs of a Cowboy Builder in Perth — Avoid These Red Flags
Spot these early; cheap quotes often hide big problems:
- Ultra-low quote compared to market (no itemised breakdown)
- Requests large, unsecured up-front deposit
- No verifiable WA licence or vague registration details
- No insurance certificates or expired policies
- Unwillingness to show references or sites
- High-pressure sales tactics (“Sign today, massive discount”)
- Vague contract language on sums & variations
- Poor communication or evasive on timelines
Have doubts? You don’t have to go it alone.
Build with Perth’s Most Trusted Home Builders – PDCD Homes
PDCD Homes is one of WA’s most established builders – a home-building company that puts transparency, quality and real accountability first. Our team holds every licence and insurance, manages all council approvals for you, and delivers custom home designs, from luxury builds to affordable home packages.
We’re proud members of Master Builders WA and HIA, which means our work meets the highest industry standards. You’ll get outstanding service, reliable timelines, and a home that’s nothing short of perfect.
Let us guide you confidently through the entire building process with clear inclusions and honest communication from day one.
FAQs
- What are the signs of a good builder in Perth?
Look for valid licences and insurance, a solid local track record, and clear communication. Good builders will provide a written scope, a fair contract; fixed price, customer references and sample contracts. They have up-to-date reviews and transparently explain inclusions, timelines, and warranties.
- How do I check a builder’s licence in WA?
Use the WA Government’s Building Commission Online Licence Search. Enter the builder’s licence/registration number on the official site to confirm it’s active.
- Can I get finance or loan help through my builder?
Builders themselves don’t finance you, but they can recommend trusted lenders or brokers. You’ll typically arrange a construction loan with a bank (progress-paid in stages) or mortgage broker. Always compare loan options independently. Your builder can suggest partners, but the loan is managed by the lender.
- How long does a home build take in Perth?
Build time varies with your design, block conditions, and builder capacity. On average, in Perth, it usually takes 6–8 months for a single-storey and 9–12 months for a typical two-storey once the slab is down.
- What should be included in a fixed-price building contract?
A fixed-price building contract should clearly outline all project details so you know exactly what you’re paying for and what to expect. At minimum, it should include:
- Scope of works – All inclusions, materials, and specifications.
- Total price & payment schedule – With defined progress payments.
- Timeline – Key stages and expected completion dates.
- Legal protections – Insurance, warranties, and ownership safeguards.
- Dispute resolution – How variations or disagreements will be handled.
This ensures transparency, cost certainty, and fewer surprises during your build.
