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Shortlisting Builders: How to Choose Without Losing Leverage

Angus
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A 1-to-5 scoring table for evaluating Australian builders based on transparency, licensing, and quote clarity.

Don't let "hope" cloud your judgment. Use a system to filter from 3 builders to 1.

Shortlisting is where homeowners accidentally give away their power. It’s not because they sign anything too early. It’s because they invest weeks and emotional "hope" into builders who were never a good fit.

By the time the quotes arrive, you feel pressured to pick someone just to get started. This guide is your decision system to filter builders from 3 down to 1 using clear, objective criteria before you step through the "One-Way Door" of a contract.

The 4-Stage Selection System

  1. Invite quotes from 3 credible candidates.
  2. Collect the same information from each (the "Builder Info Pack").
  3. Filter to 1 preferred builder using a scoring system.
  4. Verify the final choice with a Check My Builder report before paying a deposit.

Step 1: Set Your Scoring Criteria

Before you speak to anyone, decide what "good" looks like. Use these 7 criteria to judge every candidate:

  • Entity Clarity: Is it clear who you are legally contracting with?
  • Ready Evidence: Can they produce license and insurance details without friction?
  • Delivery Realism: Do their timelines feel honest or "too good to be true"?
  • Transparency: Are they providing clear, written answers to your questions?
  • Commercial Clarity: Is the quote readable? Are inclusions and exclusions explicit?
  • Risk Posture: How do they handle talk of disputes or issues? Are they calm or defensive?
  • Alignment: Does their communication style match your expectations?

Step 2: Send a "Builder Information Pack" Request

To compare builders fairly, you need the same data from all of them. Send each builder a standard request for the following:

A. Identity & Compliance

  • Full legal entity name and ABN/ACN for the contract.
  • Evidence of up-to-date licenses and mandatory insurance.

B. Quote Structure

  • Explicit list of inclusions, exclusions, and provisional items.
  • Clear explanation of how variations (changes) are handled and documented.

C. Capacity & Track Record

  • A realistic high-level timeline (not just a "start date").
  • Two recent client references you can actually call.
Decision Checkpoint: If a builder resists providing this info, that is a "signal." Resistance usually indicates future friction.

Step 3: The Red-Flag Filter (3 Builders down to 2)

Before you score them, eliminate builders who trigger these "Red Flags":

  • ❌ Inconsistent entity details (names don't match paperwork).
  • ❌ Vague insurance or license evidence ("I'll send it later").
  • ❌ Pressure tactics to get you to sign or pay a deposit early.
  • ❌ Major contradictions between what they say and what they write.

Step 4: Score the Finalists (2 Builders down to 1)

Score your remaining two builders from 1 (Poor) to 5 (Strong) on the criteria from Step 1.

Criteria

Builder A

Builder B

Professionalism & Clarity

License/Insurance Readiness

Timeline Realism

Commercial/Quote Detail

Total Score

** / 35**

** / 35**

The Tie-Breaker: If scores are close, ask: “Which builder made it easiest for me to understand what I am committing to?”

Step 5: The Final Verification

You have your winner. Now, before you step through the "One-Way Door," verify the data. This is the most efficient time to run a deep check because you are only paying to verify the "Finalist."

[Button: Run a Check My Builder Report Now]

Angus

He knows a lot