You hear this a lot when getting referrals for builders: “He’s oldschool. A good bloke. Handshake’s a handshake.” Look, don’t get me wrong. I was brought up by old school builders myself. Your word meant something. But here’s the thing: Building a home today is not the same as it was 20 or 30 years ago.
Old school values are fine. Old school systems will cost you.
So before you commit to a builder, here are 5 things you really need to think about, especially if everything sounds a bit too casual.
1. Is there a proper contract?
This is the big one.
I believe your word should mean something, sure. But I still back that up with detailed quotes and a proper contract.
It’s not about distrust. It’s about clarity and protection.
A contract sets out the scope, the responsibilities, and what happens when things don’t go to plan. Without it, you’re relying on memory and goodwill. And when the unexpected happens and the pressure’s on, that’s when things get messy.
So ask yourself the honest question:
Are you really prepared to make the biggest investment of your life on a handshake?
2. Is everything documented?
This is where a lot of old-school builds start to unravel.
Vague quote descriptions. Selections “sorted later.” Decisions made verbally. Changes not written down at all. No real paper trail.
It’s all very “here and now, make it up as you go, shooting from the hip” sort of stuff.
That might feel quicker and easier at the time, but it usually comes back to bite you.
People remember things differently. Instructions get blurred. Responsibility gets fuzzy.
If it’s not written down, it didn’t happen.
And when there’s no documentation, the risk quietly shifts to you.
It’s also just great to know exactly where you are at any given stage of the project. Email updates. Texts. You want some peace of mind that things are moving forward, you know?
3. Do they actually have capacity?
A lot of oldschool builders are one-man, trailer-out-back operations.
And look, they might be great builders and trustworthy blokes. But everyone has the same number of hours in a day.
If one person is quoting, building, answering emails, booking trades, handling selections, and doing a hundred other things, something’s gotta give.
You might get effort. But you won’t get coverage.
And guess whose wallet will feel it the most?
4. Who’s standing behind the warranty?
This one catches people out all the time.
It’s not just about whether a warranty exists on paper. It’s about whether there’s anyone there to honour it.
I’ve seen builders finish a job, and then, a year or two later, they retire. Pack it up. Move interstate. Move to Bali.
So when something major goes wrong, who do you call?
A warranty is only as good as the person standing behind it. If they’re no longer around, that protection disappears.
That’s not scare-mongering. That’s reality.
5. What happens after handover?
This is closely related, but it’s not the same thing.
After-sales service is about accountability. Returning calls. Fixing little defects. Maybe adding something else.
Some builders do a great job up until handover, then vanish.
When something needs attention, you don’t want to be chasing someone who’s already mentally moved on to the next job because they literally don’t have time to come back to yours.
You want to know you can call on someone who already understands the project to polish up those final few details.
Systems do. Documentation does. Capacity does. Continuity does.
The Bottom Line: Good Intentions Don’t Protect Your Investment
To be honest, most people don’t want to dive into this stuff. It feels exhausting. So they go off gut feelings.
That might be fine when you’re getting a new fence built. But this is your whole home.
So ask questions. Stress test their process. See how much of it’s “he said, she said” and how much of it’s actually binding.
Because if a builder avoids answering this stuff, it’s usually a sign that things are going to unravel later. And that’s not a risk worth taking.
Of course, there’s a lot more to finding the right builder than what we’ve covered here today. That’s why I’ve created this free guide for you to download:
Build with Confidence: 7 Things You Must Know Before Designing a New Home
It’s packed with practical advice to help you ask the right questions, spot red flags early, and plan your build with confidence.
Because once you know what to look for in a builder, you’re already halfway to building your home the right way.
Get to know the man behind your dream home, Norm. Norm Wales Constructions is honored to be APB, and MBA members.
