A renovation quote is a legally significant document. Once you sign it (or a contract based on it), you are bound by what it says - and what it doesn't say can be just as important as what it does.
Here is everything a thorough renovation quote should include, and why each item matters.
The basics: identification and legal requirements
Every renovation quote should include:
- Builder's full name and ABN - required for any business transaction in Australia
- Builder's licence number - mandatory for licensed building work; verify it on your state's Building Commission website
- Date of the quote - quotes have a validity period; make sure you know when it expires
- Quote number - important for tracking versions if the quote is revised
- Your name and the property address - confirms the quote is for your specific job
If any of these are missing, ask for them before you go further.
Scope of work
The scope section should describe, in plain language, exactly what work will be performed. This should be specific enough that both you and the builder would agree on whether each item has been completed.
Weak scope: "Kitchen renovation including cabinetry and appliances."
Strong scope: "Demolition of existing kitchen including cabinetry, benchtops, appliances, and splashback. Supply and installation of [brand] cabinetry in [configuration]. Supply and installation of [brand] engineered stone benchtop. Supply and installation of [brand] appliances (oven, cooktop, rangehood, dishwasher). Tiling to splashback area [dimensions]. Connection of plumbing to existing rough-in."
The more specific the scope, the less room for disagreement about what is included.
Inclusions checklist
For a kitchen or bathroom renovation, check that the quote explicitly addresses each of the following:
Structural and preparation
- Demolition and removal of existing fixtures
- Structural work (if walls are being moved)
- Asbestos testing and removal (for homes built before 1990)
- Skip bin hire or waste removal
Services
- Electrical: new circuits, switchboard upgrades if required, GPO positions
- Plumbing: rough-in, connection, relocation if required
- Waterproofing (especially bathrooms, wet areas near kitchens)
- Gas: connection or capping
Fit-out
- Cabinetry: brand, configuration, finish, hardware
- Benchtops: material, thickness, edge profile
- Splashback: material, dimensions
- Tiling: material, size, grout colour, area
- Appliances: brand and model, supply vs. installation-only
- Fixtures and fittings: tapware brand and model
Finishing
- Painting: scope and number of coats
- Flooring: new or matching existing
- Door hardware and cabinetry handles
Administration
- Project management and site supervision
- Council approval or building permit (if required)
- Home warranty insurance
- Site protection and dust management
- Final clean
Exclusions section
A good quote explicitly lists what is not included. This is just as important as the inclusions list, because it removes ambiguity about what the builder is responsible for.
Common exclusions to look for:
- Appliance supply (builder installs only)
- Flooring beyond the renovation area
- Painting of adjacent areas
- Council applications or DA fees
- Structural engineer's report
- Asbestos removal (if applicable)
If your quote has no exclusions section, ask the builder to add one.
Provisional sums and PC items
Provisional sums (PS) and prime cost (PC) items are estimates for costs that cannot be fixed at quote stage. They should be:
- Clearly labelled as PS or PC
- Given a specific estimated amount
- Accompanied by a note on what will trigger a variation
Watch out for quotes with many large provisional sums - they mean the real price could be significantly higher.
Pricing and GST
The quote should clearly state:
- Total price
- Whether GST is included or excluded
- If GST-exclusive, the GST amount and GST-inclusive total
In Australia, all renovation work by a GST-registered business attracts 10% GST. If a quote is silent on GST, ask explicitly.
Payment schedule
For renovation contracts above certain thresholds, the payment schedule is governed by state law. Even for smaller jobs, a clear payment schedule should be included:
- Deposit amount (typically 5-10% of contract value; no more than 10% for contracts under $20,000 in NSW)
- Progress payment milestones (tied to defined stages of work, not calendar dates)
- Final payment conditions (typically on practical completion)
Avoid any arrangement that requires you to pay for work significantly in advance of it being completed.
Timeline
The quote should include:
- Proposed start date (or lead time from signing)
- Estimated duration
- Conditions that could affect the timeline (e.g., council approvals, product lead times)
Timeline commitments are often not legally binding, but a builder who refuses to commit to even an estimated timeframe may be juggling too many projects.
Warranty
Building work in Australia comes with statutory warranties under the relevant state legislation (e.g., Home Building Act in NSW, Domestic Building Contracts Act in VIC). The quote or contract should acknowledge these.
Ask specifically:
- What warranty does the builder provide on their workmanship?
- What warranty do the products (cabinetry, appliances, fixtures) carry?
- What is the process for raising a defect after completion?
Home warranty insurance
For residential building work over the threshold in your state (typically $12,000-$20,000), builders are required to take out home warranty insurance. This protects you if the builder dies, disappears, or becomes insolvent before completing the work or before fixing defects.
The quote or contract should state whether home warranty insurance is included and who it is with.
Variations clause
Even a well-scoped job may require variations - changes to the work arising from unforeseen conditions or owner-requested changes. The quote or contract should explain:
- What constitutes a variation
- How variations will be priced and approved
- Whether verbal or written approval is required before proceeding
A builder who can vary the price at will, without your written approval, is a financial risk.
Using this checklist
Go through this list against each quote you receive and mark items as present, absent, or unclear. Any item that is absent or unclear should be raised with the builder in writing before you sign.
Reno Reviewer can automate much of this process - it compares your quotes against a template of expected items and flags what is missing from each one.