So you’ve decided to build. The block works, the numbers make sense, and you’ve started getting quotes. Now comes the part that most homeowners are least prepared for: actually choosing who builds it. Find the best granny flat builders Illawarra.
The secondary dwelling industry in Australia has grown significantly and matured a lot over the past decade. There are genuinely excellent specialists out there who’ve completed hundreds of projects and have refined systems for every stage of the process. Finding one of those teams makes the whole experience significantly smoother.
Here’s what to ask. And what the answers should sound like.
1. How many secondary dwellings have you completed in this local government area?
Experience with your specific council is worth more than general experience elsewhere. Approval pathways, setback interpretations, and documentation requirements vary between councils. A builder who’s completed projects in your LGA knows the specific requirements, the common questions that come up, and probably has established relationships with local certifiers.
Ask for a specific number. “We’ve built all over NSW” is a different thing entirely.
2. Can I speak to three recent clients?
Not read testimonials on their website. Actually speak to people. Call them. Ask what the experience was really like, including any parts that were more complicated than expected. What matters is how the builder communicated through any challenges and how things were resolved.
A builder who’s confident in their work will encourage this conversation.
3. What’s included in your fixed price contract and what are the most common variations?
Some quotes look straightforward until the variation requests start arriving. Site costs, utility connections, concrete pump hire, and upgraded fixtures. These are the places worth understanding clearly upfront.
Ask specifically what’s excluded. Get it in writing. Then ask whether the last several projects came in at or close to the quoted price.
4. Who manages my project day to day?
Some firms have dedicated project managers for every build. Others spread that responsibility across people managing multiple sites. The day-to-day experience depends entirely on who’s actually running your job week to week. Know who that person is before you commit.
5. What’s your current build timeline, and what does the contract say about completion?
Build timelines involve some natural variability around weather and scheduling. What matters is how the contract handles completion dates and what communication looks like if things shift. A builder with a well-organised forward schedule is usually a good sign.
6. How do you handle utility connections?
Getting separate meters and utility connections organised involves coordinating with multiple parties and is best done early in the process. Ask specifically who manages this, how it’s tracked, and when it gets kicked off in the project timeline. This is a good indicator of how organised a builder’s overall process is.
7. What does your warranty cover and for how long?
Structural warranties, waterproofing, and general defects. Understand what’s covered and for how long before signing anything. Also, ask how a warranty claim actually works in practice, since the process matters as much as what’s theoretically covered.
