What to check before you sign with a commercial builder in Townsville or anywhere in Queensland, from the QBCC licence class to the contract.
Choosing a builder is the biggest decision you'll make on a commercial project. The right builder keeps the project on time and on budget; the wrong one can cost far more than the difference between two quotes. Here's what to check before you sign.
1. Check the QBCC licence, and the licence class
In Queensland, builders must be licensed by the Queensland Building and Construction Commission (QBCC). You can check any licence for free using the licence search on the QBCC website.
Check three things:
- The licence is current, and it's held by the company you're contracting with.
- The licence class suits the job. A Builder Open licence covers building work on all classes of buildings. A Builder Low Rise licence is limited to low-rise buildings. For larger commercial and industrial projects, look for an Open licence.
- The licence history. The QBCC register also shows information about a licensee's record.
QBCC licensees must also meet minimum financial requirements for their licence category, which is one measure of whether a builder can take on a project of your size.
2. Look for relevant experience
A builder who does great houses isn't necessarily the right fit for a warehouse, and the reverse is also true. Ask to see completed projects of a similar type and size, and ask if you can speak to those clients. Anyone confident in their work will be happy to show you.
3. Ask what they do in-house
Every trade and consultant the builder has to bring in is another hand-off and another place for delays. Ask whether they have in-house design and drafting, project management, and their own plant and equipment for earthworks and civil works. The more that's controlled by one team, the fewer gaps there are between contracts.
4. Local knowledge matters
Building in Townsville isn't the same as building in Brisbane. A builder who knows the local wind region, the soils, the council and the approval process will spot problems before they cost you money.
5. Read the contract, not just the price
- Contract form. Commercial projects often use Australian Standard general conditions, such as AS 4000 for construct only or AS 4902 for design and construct.
- Scope. Is everything you need actually included?
- Allowances. Provisional sums and prime cost items are estimates that can change. Large allowances can make a quote look cheaper than it really is.
- Program. Is there a realistic timeline, and what happens if it slips?
- Payments. How and when are progress payments claimed?
6. Check insurance
Ask for evidence of contract works insurance and public liability insurance. The QBCC Home Warranty Scheme covers residential work, not commercial buildings, so on a commercial project the contract and the builder's insurances are your main protection.
7. Don't choose on price alone
The cheapest tender is rarely the cheapest project. Compare what's included, the allowances, the program and the builder's track record. A quote that's lower because something's missing will cost you later.
About McDonald Constructions
We're a family owned business, established in 1988, holding a QBCC Open Builder Licence (21388). Managing Director Carson McDonald is involved in every project, from contract negotiation and estimating through to completion. We've won QMBA awards for commercial, retail and residential work, and we deliver design and construct, project management, civil construction and drafting with our own team, plant and equipment.
See our projects, read about us, or get in touch to talk about yours.
