Getting renovation quotes the right way saves you thousands of dollars and months of frustration. Most Sydney homeowners know they should get multiple quotes before starting a renovation, but fewer understand how to request them properly, compare them fairly, or spot the warning signs of a builder who will cost you more in the long run. This guide walks you through the entire quoting process, from writing your brief to signing the contract.
At Dura Group Building & Renovations, we have spent more than 25 years quoting and delivering residential projects across Sydney’s south. We see the same mistakes repeated by homeowners who focus on price alone, and we have seen the fallout when a cheap quote turns into an expensive disaster. Here is what we recommend.
How many renovation quotes should you get?
Three quotes is the standard recommendation, but the quality of those quotes matters far more than the quantity. Getting five or six quotes does not improve your decision if most of them are vague one-page estimates. Three detailed, scope-matched quotes from licensed builders give you enough data to compare pricing, communication style, and professionalism.
When you request quotes, choose builders who work in your area and specialise in your project type. If you are planning a full home renovation in Sydney’s south, shortlist builders with a track record in suburbs like yours. Requesting quotes from builders in Hurstville, Sylvania builders, or builders in Dulwich Hill means you are more likely to get accurate pricing based on local site conditions and council requirements.
A builder who has never worked in your local government area may underestimate costs related to council compliance, stormwater requirements, or site access issues common to that region.
What should you include in your brief to builders?
Your brief should describe the full scope of work, your budget range, your preferred timeline, and any non-negotiable requirements. The more detail you provide upfront, the more accurate and comparable the returned quotes will be.
A strong brief includes:
- A description of the existing property (age, construction type, number of rooms)
- Exactly what you want done (full renovation, kitchen only, second-storey addition)
- Architectural or design plans if you have them
- Your budget range (even a broad one helps builders tell you what is realistic)
- Your preferred start date and any hard deadlines
- Photos of the current space
- Any selections you have already made (tiles, fixtures, appliances)
If you have not yet decided between a full renovation and a staged approach, mention that. A good builder will help you understand home renovation costs and what fits within your numbers.
What if you do not have plans yet?
You can still request a ballpark estimate without formal plans, but expect a range rather than a fixed number. Most builders will provide an indicative cost based on a site visit and your description. The formal quote comes once plans are finalised. If you want to understand how costs typically break down before committing to an architect, our guide to renovation budget breakdown explains where your money goes.
How do you compare renovation quotes fairly?
Fair comparison requires scope matching, which means checking that every quote covers the same work, the same materials, and the same level of finish. Two quotes for $120,000 and $95,000 might cover completely different scopes. The cheaper one may exclude demolition, skip engineering, or list provisional sums where the other includes fixed prices.
To compare properly, create a simple spreadsheet with these columns:
- Builder name
- Total quoted price
- Inclusions (listed line by line)
- Exclusions (what is not covered)
- Provisional sums and their estimated values
- Allowances for selections (tiles, fixtures, tapware)
- Timeline from start to completion
- Payment schedule
If one builder has excluded an item that another has included, adjust mentally or ask the first builder to re-quote with that item added. Understanding the difference between cost plus vs fixed price contracts is also essential at this stage, because the contract type affects how comparable the bottom-line numbers truly are.
Why is the cheapest quote often not the best value?
The cheapest quote frequently omits items, underestimates quantities, or relies on substandard materials to hit a lower number. A deliberately low quote wins the job, and then variations start appearing once work is underway. This is one of the most common complaints to NSW Fair Trading.
Consider what a low price might mean:
- The builder has excluded items you assumed were included (waterproofing, painting, site clean-up)
- Provisional sums are set unrealistically low and will blow out
- The builder intends to use cheaper trades or materials than specified
- They are underquoting to win the work, planning to recover margin through variations
- They may not carry adequate insurance or hold the correct licence class
Before accepting any quote, run a builder licence check NSW to confirm the builder holds the appropriate licence for your project value and type. This takes 5 minutes and can save you from a world of trouble.
What does a good renovation quote look like?
A good quote is detailed, transparent, and leaves nothing open to interpretation. It breaks the work into clearly defined stages, prices each trade separately, specifies materials by brand and model where possible, and states what is included and excluded.
Features of a professional quote:
- A fixed lump sum total (not just an estimate or “guide price”)
- Line items for each trade (demolition, structural, plumbing, electrical, tiling, cabinetry, painting)
- Specific allowances for homeowner selections (with clear dollar amounts)
- A defined scope of work matching your brief
- An indicative timeline with start and completion dates
- Payment terms tied to completed stages, not calendar dates
- Builder licence number, ABN, and insurance details
- Reference to the Home Building Act 1989 requirements for contracts over $20,000
When you receive a quote like this, you know exactly what you are paying for. It also makes reading a building contract much easier, because the quote forms the basis of the contract scope.
What does a bad renovation quote look like?
A bad quote is vague, uses lump figures without breakdowns, and leaves critical items unaddressed. If a builder hands you a single page with “Renovation as discussed: $85,000” and nothing else, that is not a quote. That is a guess on paper.
Warning signs in a quote:
- No line-item breakdown of trades or materials
- Phrases like “allowance TBC” or “to be confirmed on site”
- Verbal promises that are not written into the document
- Missing start date or no estimated timeline
- No mention of what is excluded
- Large provisional sums with no explanation of what triggers them
- Pressure to sign quickly (“this price is only valid for 48 hours”)
These are classic red flags when hiring a builder. If the quote feels incomplete or rushed, it usually means the project management will be too.
What is the difference between fixed lump sum and provisional sums in quotes?
A fixed lump sum means you pay one agreed price for the defined scope, while a provisional sum is a builder’s best guess for an item where the final cost is not yet confirmed. Most renovation quotes contain a mix of both.
Fixed lump sum items are priced based on known quantities and specified materials. The builder carries the risk if those items cost more than expected. Provisional sums exist for items that cannot be priced exactly at the quoting stage, such as rock excavation (unknown until digging starts) or council fees (which vary by application).
The key question to ask: how many provisional sums are in the quote, and how large are they relative to the total? A quote with $150,000 in fixed sums and $5,000 in provisionals is predictable. A quote with $100,000 in fixed sums and $50,000 in provisionals could blow out by 30% or more.
At Dura Group, we favour fixed lump sum pricing wherever possible. We price the work based on detailed plans, and we commit to that number. We also ask our clients to purchase their own tiles, tapware, and PC items directly, eliminating any builder markup on selections.
How does Dura Group’s quoting process work?
Our quoting process begins with a phone conversation, moves to a site visit, and results in a detailed written quote tied to your plans and specifications. Mark personally handles every enquiry and every quote, because understanding your project from day one means fewer surprises later.
Here is the typical process:
- Initial enquiry: You contact us by phone or through our website. We discuss your project briefly to confirm it is a good fit for both sides.
- Site visit: Mark visits your property to assess the existing structure, site access, and any constraints. This usually takes 30 to 60 minutes.
- Plan review: If you have architectural plans, we review them in detail. If you need plans, we can recommend trusted drafters and architects.
- Detailed quote: We prepare a line-item quote covering every trade, material, and stage of the project. This includes a clear list of inclusions and exclusions.
- Quote presentation: Mark walks you through the quote in person or over a video call, explaining each line item and answering questions.
We do not charge for quoting on projects with completed plans. If your project requires us to assist with design development before quoting, we will discuss that upfront.
What is the typical timeline from enquiry to receiving a quote?
For a standard renovation with completed plans, expect 2 to 3 weeks from your initial enquiry to receiving a detailed written quote. Larger or more complex projects may take 4 to 6 weeks if engineering or additional consultants need to provide input.
The timeline breaks down roughly as follows:
- Initial phone call and site visit: within 1 week of enquiry
- Plan review and trade pricing: 1 to 2 weeks
- Quote compilation and presentation: 2 to 5 days
Be wary of builders who return a quote within 24 hours of a site visit. Unless your project is very small, a fast turnaround usually means limited detail. A thorough quote takes time because the builder is contacting subcontractors, checking material availability, and calculating quantities from your plans.
How do you choose the right builder after comparing quotes?
The right builder is the one whose quote is detailed and transparent, whose communication has been prompt, and whose past work matches the quality you expect. Price matters, but it should be the last filter, not the first.
After narrowing your options, consider:
- Did the builder ask questions about your brief, or just give you a number?
- Were they responsive to calls and emails during the quoting process?
- Can they provide references from similar projects?
- Do they hold the correct licence class for your project value?
- Is their quote structured in a way that makes sense to you?
- Do they explain what happens if something changes during the build?
Our full guide on choosing a builder in Sydney covers every criterion worth assessing, from insurance to communication style to contract terms.
Ready to get a quote for your renovation?
If you are planning a renovation in Sydney’s south and want a detailed, no-obligation quote from a builder who has been doing this for over 25 years, get in touch with Dura Group. Mark will personally discuss your project and walk you through our full home renovation so you know exactly what to expect from start to finish.
Mark Dura is the founder of Dura Group Building & Renovations, a licensed builder (Lic 381531C) with 27+ years of experience in residential renovations, home extensions, and knockdown rebuilds across Sydney. Mark oversees every project from design through to completion.
