A bathroom renovation is one of the more complex small building projects a homeowner will commission. It combines demolition, waterproofing, plumbing, electrical work, tiling, joinery, painting and sometimes structural repair in a wet, confined space. The contract has to describe all of that clearly enough that two different people could read it and reach the same understanding of what is included.
Most disputes we hear about in Brisbane do not begin with a dishonest builder. They begin with a one-page quote, an optimistic verbal promise and a homeowner who assumed that “new bathroom” meant the same thing to everyone. A proper contract removes that ambiguity before the first tile is lifted.
Why the contract matters more than the quote
A quote tells you a number. A contract tells you what that number buys, what it does not buy, how the price can change, who is responsible for approvals and what remedy exists if the result is defective. The quote may be the document you compare between builders, but the contract is the document that governs the project.
For a Brisbane renovation, the contract should also reflect local conditions. Older Queenslander homes may have timber floors that need levelling, original bathrooms with degraded sheeting, or plumbing that has been altered several times. Apartments bring body corporate approvals, lift bookings and working-hour restrictions. A contract that ignores those realities is not simpler; it simply moves the risk to a later conversation.
Need a straight answer now? Call (07) 8590 6941 seven days a week, 7am–10pm. We can talk through scope, timing and budget before you book a site measure.
When Queensland requires a written contract
Queensland has specific rules for domestic building contracts. As a general guide, domestic building work valued at $3,300 or more including GST requires a written contract that complies with the requirements administered by the Queensland Building and Construction Commission. Requirements can change, so check the QBCC's current guidance rather than relying on an old blog post — including this one.
Even where a written contract is not legally mandatory, you should insist on one. The cost of preparing a clear contract is trivial compared with the cost of resolving a disagreement about whether waterproofing, screeding, tapware or rubbish removal was included.
Ask for the contract before you pay a deposit, not after. Read it in full. If a builder pressures you to sign on the spot or suggests that the standard QBCC contract is unnecessary because “we have never had a problem”, treat that as a reason to slow down.
The clauses to read line by line
A compliant contract will usually include the following information. The exact format varies, but the substance should be there.
Parties and licence details
The legal name of the contracting business, its Australian Business Number, its QBCC licence number and the name of the licensed person responsible for the work. Check that the name on the contract matches the name on the quote, the bank account and the QBCC register. A trading name alone is not enough.
Scope, plans and specifications
The contract should attach or reference the drawings, selections and specification that define the work. “Supply and install bathroom” is not a scope. A usable scope identifies demolition, disposal, substrate preparation, waterproofing, screeding, tiling areas and tile sizes, plumbing rough-in, electrical items, joinery, fixtures, painting, make-good and cleaning. It also states what the owner is supplying, if anything.
Price and inclusions
Look for a fixed contract price and a clear list of inclusions and exclusions. Check whether the price includes GST, council fees, body corporate fees, asbestos testing, engineering, temporary toilet hire, scaffolding, skip bins and final clean. Those items are common sources of later friction.
Allowances
Tile, tapware and vanity allowances should be stated as dollar amounts, not vague descriptions. If the allowance is $2,500 for tiles, you need to know whether that covers tiles only or also adhesive, trims, delivery and wastage. Ask what happens if your chosen tile costs more than the allowance.
Timeframes
The contract should state the start date, the completion date or a mechanism for determining them, and the process for extensions. Rain, humidity, product delays, body corporate restrictions and latent conditions can all affect a bathroom programme. A contract that provides for reasonable extensions is normal; one that leaves completion entirely open-ended is not.
Variations
There should be a written variation process. It should say who can request a change, how it will be priced, how long the owner has to accept it and what happens to the programme. Verbal variations are the single most common cause of end-of-project disputes.
Defects, completion and handover
The contract should define practical completion, the defects liability period, how notice is given and what documents are handed over. For a bathroom, handover should include waterproofing certification, plumbing and electrical compliance documents, care instructions and any product warranties.
Dispute resolution
Look for a process that starts with written notice and a reasonable opportunity to rectify, then moves to the QBCC or another nominated dispute body. A contract that requires you to waive your rights or litigate immediately is a warning sign.
Deposits and progress payments
Queensland limits deposits on domestic building contracts. The limit depends on the contract price, and the QBCC publishes the current rules. The practical principle is simple: do not pay a large amount before any work has been done, and do not pay for stages that have not been reached.
A progress payment schedule should be tied to identifiable milestones. A typical bathroom schedule might include a deposit on signing, a payment after strip-out and rough-in, a payment after waterproofing and screeding, a payment after tiling, and the balance at practical completion. The exact stages should reflect the contract and the project.
Pay by bank transfer to the account named on the contract and keep the receipt. Be cautious about requests to pay a different company, a private account or a “cash discount” arrangement that is not documented. Those requests make it harder to prove what you paid and to pursue a remedy later.
Never pay the final balance before you have inspected the work, received the certification documents and confirmed that outstanding items are complete. A builder who demands final payment before handover is asking you to give up your strongest piece of leverage.
Variations, provisional sums and prime cost items
Three mechanisms allow a contract price to change. They are legitimate when used properly and dangerous when they are vague.
- Variation: a change requested by the owner or required by a latent condition. It should be described, priced and accepted in writing before work proceeds.
- Provisional sum: an allowance for work that cannot be accurately priced until the structure is exposed, such as floor repair or framing replacement. The contract should explain how the allowance will be adjusted.
- Prime cost item: an allowance for a product or material that has not yet been selected, such as tiles or tapware. The contract should state the allowance and how overages are handled.
Ask for a sample variation document before the project starts. It should show the original scope, the proposed change, the price difference, the time impact and a signature line. If a builder cannot produce one, the variation process is probably verbal.
Need a straight answer now? Call (07) 8590 6941 seven days a week, 7am–10pm. We can talk through scope, timing and budget before you book a site measure.
Insurance and certification
Queensland residential building work may be covered by the QBCC Home Warranty Scheme, subject to eligibility and thresholds. The contractor is responsible for taking out the required insurance and providing evidence. Ask for the certificate before work starts, not after.
Separately, the contractor should hold public liability insurance and, where required, workers' compensation coverage. A certificate of currency is not a substitute for checking that the policy is current and the coverage is adequate, but it is a basic document a professional business should be able to provide.
At completion, the waterproofing certificate is the document most often overlooked. It should identify the wet area, the membrane system, the standard applied, the date of application and the licensed person responsible. Keep it with the contract, the plumbing certificate and the electrical certificate. Those documents matter at resale and if you ever need to make an insurance claim.
A practical pre-signing checklist
- Confirm the contracting entity and QBCC licence on the register.
- Read the scope and look for the words “supply and install” against every major item.
- Check the exclusions and allowances, especially tiles, tapware, asbestos, structural repair and access.
- Confirm the deposit and progress payment schedule against the QBCC rules.
- Check the start date, completion date and extension mechanism.
- Ask for the variation process and a sample variation.
- Confirm insurance, certification and handover documents.
- Ask who will be on site, who supervises and who is your point of contact.
- Check the defects liability period and dispute process.
- Get the contract and all attachments in writing before paying anything.
Useful next step: read our guide to choosing a bathroom contractor, then compare the contract against our contractor standards. If anything is unclear, ask the builder to explain it in writing before you sign.
Managing the contract during construction
Once work starts, keep a simple project file. Save the contract, plans, selections, variation approvals, payment receipts, certificates and any photographs of the work in progress. If a conversation changes something, follow it up with an email that summarises what was agreed.
Inspect the work at each stage rather than waiting for the end. Look at the strip-out, the waterproofing before tiling, the tile layout and the fit-off. Ask questions early. A good builder would rather answer a question at rough-in than discover a misunderstanding at handover.
If something is wrong, raise it in writing promptly and keep the tone factual. Describe the issue, the location and the outcome you are seeking. Most defects can be resolved quickly when they are documented and discussed before the next trade covers the work.
Contract red flags
- No written contract, or a contract that arrives only after a deposit is requested.
- A price with no scope, no allowances and no exclusions.
- A licence number that does not match the contracting entity.
- A large deposit or a request for cash outside the contract.
- Verbal variations and “we will sort it out at the end” assurances.
- No start date, no completion date and no extension process.
- No mention of waterproofing certification or handover documents.
- A contract that asks you to waive your right to complain to the QBCC.
None of these issues automatically means a builder is dishonest. They do mean the project is being managed without the documentation that protects both sides. In a wet area, where defects can be expensive and hidden, that is not a risk worth taking.
If you are comparing quotes and one is dramatically cheaper, compare the contracts side by side. The difference is usually in the scope, the allowances, the supervision, the certification or the insurance — not in the builder's generosity.
For a Brisbane-specific conversation about your bathroom, call (07) 8590 6941. We will explain how our written scope and contract work before you commit to anything.