Choosing a Builder in Hamilton: 9 Questions to Ask First
Most builders' websites look much the same, so the best way to compare them is to ask the same questions of each one and compare the answers. Here are the nine we'd ask if we were building in Hamilton ourselves.
1. Are you a Registered Master Builder?
Membership means the builder has been vetted on its work and finances, and it gives you access to a Master Builders guarantee on your build. Ask to see it, not just the logo. The individual builders should also be Licensed Building Practitioners.
2. Is it a fixed price or cost plus?
With a fixed-price contract, the price you sign is the price you pay unless you change something. With cost plus, you pay whatever the materials and labour end up costing, plus a margin, so the risk sits with you. We explain the difference in Fixed Price vs Cost Plus: What's the Safest Way to Build?
3. What is in the price, and what isn't?
This is where quotes are hardest to compare. Some builders quote the house only. Others include some site work. Ask for a written list of what's excluded. Common ones are:
- development contributions and council fees
- site work such as excavation, retaining and service connections
- driveway, landscaping and fencing
- curtains, blinds and appliances
Two quotes can be tens of thousands of dollars apart just because one leaves more out. Our house plans page lists exactly what our build prices include and exclude.
4. Which guarantee do you offer, and is the fee in the price?
Master Builders now offers two guarantees, the 10-Year Guarantee and BUILD+. They cover different things, so ask which one you're getting and whether the fee is already in the price. See Master Builders Guarantees Explained: 10-Year vs BUILD+.
5. Who will I actually deal with?
Ask who answers the phone once the contract is signed. Is it the person who sold you the house, a project manager, or a call centre? On a build that takes months, being able to talk to the people who make the decisions saves a lot of time and stress.
6. How will you keep me updated?
Ask how often you'll get updates and what they include. Photos, progress against the programme and upcoming decisions are a good minimum. Ask too how variations are priced and agreed before any work starts.
7. Have you built in Hamilton and the Waikato?
Local builders know the council, the soil conditions and the subdivisions. Many new Hamilton sections in Peacocke, Rototuna and Ruakura are small or narrow, which changes what you can build. See Building on a Narrow Section in Hamilton and Why Working With a Local Waikato Builder Matters.
8. Can I see homes you've built and talk to past clients?
Photos are a start, but walking through a finished home and talking to the owners tells you far more. Ask how the build went, whether it finished on budget, and how problems were handled.
9. How is my deposit protected?
Ask how much deposit is needed, when it's due and what it pays for. Check that the contract sets this out clearly. Our guide How to Protect Your Deposit When Building a New Home covers what to look for.
How we answer these at MH Builders
- Registered Master Builders, with the Master Build 10-Year Guarantee offered as standard and the fee included in the price. BUILD+ is available as a lower-cost option.
- Fixed-price Master Builders contract.
- You deal directly with the two owners, Clint and Eoin, from first call to handover.
- Weekly updates throughout the build.
- We manage building consent and Code Compliance with the council for you.
- A 12-month defects maintenance period after handover.
- Silver Award, 2024 Master Builders House of the Year (Waikato).
If you're comparing builders for a new home in Hamilton, we're happy to answer all nine of these in a free, no-obligation consultation. Find out about building with us in Hamilton.
