Picking the wrong builder is one of the most expensive mistakes you can make on a renovation. Not just because of poor workmanship — though that happens — but because a bad fit in communication, process, or expectations causes problems that drag on long after the build is finished.
In our 30 years in the industry, we’ve seen renovations go smoothly — and we’ve seen projects go sideways when homeowners hire the wrong builder. The difference almost always comes down to who’s holding the tools. Here’s what to actually look for when choosing a builder.
Why Choosing the Right Builder Matters More Than Most People Think
The cheapest quote is rarely the cheapest renovation. When a builder lacks local renovation experience, uses vague contracts, or fails to communicate, the real costs show up later in variations, unexpected delays, and unnecessary stress.
Choosing a builder isn’t just about hiring tradespeople—it’s about choosing a partner who will guide you through permits, manage unexpected site conditions, keep you informed daily, and respect your home. At Love-Linay, our integrated project management approach keeps clients informed at every stage using tools like BuilderTrend and WunderBuild. But that experience begins with making the right choice before construction starts.
What to Look for When Choosing a Builder
01. Are They Licensed and Insured in Victoria?
This is non-negotiable. In Victoria, all builders carrying out domestic building work over $10,000 must hold a valid Domestic Builder (Unlimited) or relevant limited licence through the Building and Plumbing Commission (BPC) — the regulator that replaced the Victorian Building Authority (VBA) in July 2025. You can check any builder’s licence at bpc.vic.gov.au in about 30 seconds.
Insurance matters just as much. Your builder should carry domestic building insurance (also called home warranty insurance) for work over $16,000, plus public liability cover. Ask for proof before you sign anything.
At Love-Linay Building, our BPC registration details are publicly listed — Rod Love-Linay (DB-U 12591) and Kai Love-Linay (DB-U 100237) — and we’re proud members of the Master Builders Association. Full licensing and insurance come standard on every project we take on.
02. How Long Have They Been Doing This Specific Type of Work?
Renovation work is different from new builds. A builder with decades of experience on new constructions can still struggle with the unexpected — old plumbing, uneven floors, walls that aren’t quite plumb — that comes with renovating an existing home. Ask specifically about their renovation experience and how many projects similar to yours they’ve completed.
Love-Linay Building has been delivering renovation and building work across Bayside Melbourne and Southeast Melbourne for over 30 years. That kind of track record matters when things don’t go exactly to plan — which on any renovation, they occasionally don’t. Our multi-generational team, led by Rod and three of his sons, brings both seasoned expertise and fresh perspective to every project.
03. What Do Their Past Clients Actually Say?
Reviews on Google and Facebook are a starting point, but they only tell part of the story. Ask the builder directly for two or three references from recent renovation projects — not new builds, not commercial work, but homes like yours. Then call those people.
Ask them: Did the project come in close to budget? Was the timeline roughly accurate? How did the builder handle problems when they came up? Would they use them again?
That last question is usually the most telling. You can also read what Love-Linay clients have to say on our testimonials page.
04. Do They Give You a Detailed Quote — or Just a Number?
A quote that says “kitchen renovation — $45,000” tells you almost nothing. A proper quote breaks down labour, materials, site preparation, and any known variables. It should be specific enough that you can compare it meaningfully against quotes from other builders.
Vague quotes almost always lead to variations — additional charges mid-build when the scope turns out to be different from what was assumed. Get at least three detailed quotes, and if one is significantly cheaper than the others, find out why before assuming it’s a bargain.
Love-Linay provides transparent, detailed quotes and contracts. If a consultation fee is charged, it’s credited back upon project commencement — because we’re here to build long-term relationships, not catch clients out.
05. How Do They Communicate Throughout the Build?
You’ll be dealing with this person or their team for weeks or months. Pay attention to how they communicate during the quoting stage — do they respond promptly, explain things clearly, and give you straight answers? Or do you feel like you’re chasing them?
The way a builder communicates before you’ve signed a contract is usually how they’ll communicate during the build.
Love-Linay uses BuilderTrend and WunderBuild to keep clients fully informed throughout every project — daily work logs, real-time updates, Gantt charts, and budget tracking, all accessible via app or desktop. You never have to wonder what’s happening on your site.
06. Is the Contract Clear and Complete?
A solid renovation contract should cover scope of work in specific detail, start and end dates, payment schedule tied to milestones, how variations are priced and approved, and what happens if there are delays.
Never pay a large deposit upfront. Progress payments tied to completed stages are standard practice in Victoria. Under the Domestic Building Contracts Act 1995, deposits are capped at 5% of the contract price for jobs of $20,000 or more, and 10% for jobs under $20,000. If a builder is asking for more than that, it’s worth questioning.
07. Do They Understand the Local Area and Council Rules?
Builders who work locally know the council requirements, the common building styles, and the specific challenges of homes in your area — older foundations, particular soil types, heritage considerations. Across Bayside Melbourne and the Mornington Peninsula, a significant amount of renovation work involves homes built in the mid-20th century that need careful, experienced handling.
Love-Linay is based in Seaford and has spent over three decades working across Melbourne bayside suburbs. We know the local councils, the common building quirks, and the best way to get projects approved and built without unnecessary delays.
The Most Common Red Flags to Avoid
- No physical address or only a mobile number listed
- Can’t provide a valid BPC licence number
- Asks for a large cash deposit before any work begins
- Reluctant to put things in writing
- No references from recent renovation work
- Quote arrives the same day you asked for it — almost always means it isn’t detailed
- Pressure to sign quickly
What to Ask When You Meet a Potential Builder
- “Can I see a recent renovation project you’ve completed?”
- “Who will actually be on site day to day — you or subcontractors?”
- “What’s your process when something unexpected comes up mid-build?”
- “How do you handle variations to the original scope?”
- “What’s your approximate availability and when could you start?”
Ready to Talk to a Licensed, Local Builder?
Love-Linay Building is a family-owned building and renovation company with over 30 years of experience across Bayside Melbourne, Southeast Melbourne, and the Mornington Peninsula. As Registered Building Practitioners with the Building and Plumbing Commission (BPC) and members of the Master Builders Association, we bring expertise, transparency, and genuine care to every project.
Love-Linay Building Pty Ltd | Registered Building Practitioner BPC | Master Builders Association Member | Seaford VIC 3198 | 0414 993 811