What to Ask Before Choosing a Builder (And the Red Flags to Watch Out For)
Behind the Build – Dreamline Homes, Melbourne
Choosing the right builder for your renovation or extension isn’t just about comparing quotes, it’s about finding someone you can trust to bring your vision to life, communicate openly, and stand by their workmanship long after handover.
At Dreamline Homes, we often meet families (in Alphington, Fairfield, and Ivanhoe) who’ve had difficult experiences in the past; projects that ran over budget, communication that fell silent halfway through, or promises that didn’t match the finished result.
So, before you sign anything, here’s what every homeowner should ask before choosing a builder, along with the red flags that could signal trouble ahead.
1. “Who will actually be managing my build day to day?”
It’s one thing to meet a friendly salesperson at the start but who’s the person you’ll be speaking to throughout construction?
A trustworthy builder should give you a clear communication structure: who’s on site, who’s managing trades, and who’s updating you each week.
At Dreamline Homes, our clients speak directly with Scott, our director and registered builder, every week. He’s on site regularly, inspecting progress and ensuring every detail aligns with your plans. That builder-led contact makes all the difference in catching small issues early and avoiding surprises later.
🚩 Red flag: If a builder can’t tell you who’ll be your point of contact, or says you’ll “just deal with the office,” that’s a sign of disconnect between sales and site.
2. “Is your quote fixed or subject to change?”
Many homeowners compare quotes without realising they’re not comparing the same thing. Some quotes look cheaper at first glance but include allowances and provisional sums, vague placeholders for items not yet chosen.
A fixed-price quote with all selections made upfront is your best safeguard against cost blowouts. It also shows your builder has taken the time to detail and price your project properly.
At Dreamline Homes, we don’t believe in vague numbers. We walk through every selection with you; fixtures, fittings, and finishes so the price we agree on is the price you pay.
🚩 Red flag: Phrases like “to be confirmed later,” “allowance,” or “estimate” are warning signs. If too many appear in your quote, expect variations down the track.
3. “Can I speak with your past clients or visit one of your recent projects?”
The best indicator of future performance is experience. Reputable builders are proud to share their work and will happily connect you with previous clients.
Ask specific questions:
How was communication throughout the build?
Were there any surprises along the way?
Would you build with them again?
Dreamline Homes often welcomes potential clients to visit completed homes (with owner permission). It gives you an honest, first-hand look at the craftsmanship and finishing details that photos alone can’t capture.
🚩 Red flag: If a builder avoids providing references or only shows “staged” marketing images, dig deeper.
4. “What’s your process for approvals, selections, and design changes?”
A clear process upfront means fewer delays and less frustration later. Your builder should explain how they handle council approvals, design documentation, and client selections and when decisions need to be made.
For example, at Dreamline Homes, all selections are made before construction begins. This ensures every item is ordered early and there’s no hold-up once work starts. We also guide clients through the approval process step by step, especially for heritage homes, where details matter most.
🚩 Red flag: Builders who “work it out as they go” often create bottlenecks and cost overruns.
5. “How do you handle quality control during construction?”
Even the best plans rely on what happens on site. Quality control shouldn’t be left to chance.
At Dreamline Homes, we complete two major client inspections, lock-up and pre-completion, alongside weekly site updates through our client portal. Every stage is personally checked by Scott, ensuring the workmanship meets our standards (and yours).
This hands-on approach is what keeps the build on track, and keeps our clients informed every step of the way.
🚩 Red flag: Builders who only offer one “final inspection” or don’t provide regular updates may be hiding poor coordination or quality issues.
6. “What warranties and after-care support do you provide?”
A solid builder won’t disappear after handover. They’ll stand by their work with clear warranties and responsive follow-up.
In Victoria, you should receive both statutory warranty insurance and your builder’s own workmanship guarantee. But beyond paperwork, you want reassurance that they’ll answer your call if something needs adjusting after you move in.
Dreamline Homes stays connected well after the build. Our clients know they can reach out, whether it’s a question about maintenance or simply sharing a photo of their first family Christmas in the new space.
🚩 Red flag: Builders who avoid warranty discussions or offer minimal after-care are likely not planning for long-term relationships.
7. “How many projects do you take on at a time?”
A boutique builder with limited concurrent projects can offer far more personal attention than a volume builder juggling dozens.
Dreamline Homes intentionally caps the number of builds we take each year, so every project gets the focus, supervision, and communication it deserves. For families undertaking major renovations, that hands-on approach offers genuine peace of mind.
🚩 Red flag: If your builder’s calendar seems overloaded, your project may not get the attention it needs.
Final Thoughts: Take Time to Choose the Right Fit
Your renovation or extension is one of the biggest investments you’ll make, not just financially, but emotionally. The right builder will help you reimagine your home with confidence, transparency, and care.
Ask questions. Trust your instincts. And look for a builder who feels like a partner, not just a contractor.
If you’d like to see how Dreamline Homes approaches design-led renovations and extensions across Melbourne’s north-east from Alphington to Ivanhoe, explore more stories in our Behind the Build series.