BUYER'S GUIDE
Before you choose a modular home builder
A modular home involves design, approvals, site works, a crane, trades and a lot of handovers. Before you sign, make sure you know exactly who is responsible for each part. Here are the nine questions we'd ask, and how we answer them.
WHY IT MATTERS
Modular building can be faster and more predictable than a traditional build, but only if one party is clearly responsible. On some projects the company you deal with, the company that makes the home, the licensed builder and the people doing site works are all different businesses. When something goes wrong, that's when it matters who is accountable.
There's no single right model, but you should know the answers before you pay a deposit. Ask every builder you talk to these questions, us included.
THE CHECKLIST
Nine questions to ask any modular builder
Who holds the building licence?
In Queensland, residential building work must be done by a contractor with the right QBCC licence. Ask for the licence number, check it on the QBCC licence search, and make sure the licence holder is the same company named on your contract.
LUMEHAUS
LumeHaus Projects holds its own QBCC licence (15570489). The licence holder is the company on your contract. We don't build under anyone else's licence. Check our licence on the QBCC website.
Who is actually building the home?
Some companies sell the home, then pass the building to another builder or manufacturer. Ask who will be on your site and who is responsible for their work.
LUMEHAUS
Your home is built by our own team under our licence. Specialist licensed trades such as electrical and plumbing are engaged and managed directly by us, and we stay responsible for all of it under your contract.
Who manages the site works?
Earthworks, footings, drainage and access are often priced separately or left to the owner to organise. These are also where budgets most often blow out.
LUMEHAUS
We look at your block before you commit, then include the site works in your written, itemised quote and manage them as part of your project. Site costs are shown clearly, never buried.
Who manages approvals and certification?
Queensland building certifiers are independent, but someone still needs to prepare the plans, engineering and paperwork, and coordinate inspections.
LUMEHAUS
We coordinate the approvals, engineering and inspections your project needs with an independent certifier. We can't guarantee an approval, but we'll tell you honestly and early if something on your block could be a problem.
Who arranges delivery and installation?
Transport, crane hire, placing the home on its footings and connecting services all have to be planned around your site. Ask whether they're included and who is on site on the day.
LUMEHAUS
We plan and manage delivery, crane placement and service connections as part of your project, and we're there on the day.
Who handles problems?
Ask who you call if something isn't right during the build or after handover, and what warranties apply.
LUMEHAUS
You call David or Craig directly, the people who built your home. Your statutory warranties and the QBCC Home Warranty Scheme (on eligible work) apply, plus our own 10-year structural warranty.
What is included?
Ask for a written inclusions list for the exact home you're buying, not just a brochure.
LUMEHAUS
Every model has a published inclusions list, and your quote lists exactly what's included for your home. See our pricing & inclusions.
What is excluded?
The exclusions often matter more than the inclusions: site works, council and certifier fees, connections, decks, landscaping and driveways.
LUMEHAUS
We list what's not included in writing on your quote. Our free site assessment gives you a realistic idea of site costs before you commit, so there are no surprises later.
Who is responsible from contract to handover?
The simplest projects have one contract, one licensed builder and one point of contact.
LUMEHAUS
One written building contract that complies with Queensland law, one licensed builder, and one point of contact from first conversation to handover. You have a 5 business day cooling-off period, then four payments, each tied to a stage you can inspect: 15% deposit, 35% at frame, 35% at lock-up and fit-out, and 15% at completion on your site. Queensland generally limits deposits to 5%, with up to 20% allowed where most of the work is prefabricated off site, as modular homes are.
QUICK COMPARISON
Your builder checklist
Take this to every builder you speak to. A good builder will be happy to answer every question in writing.
Building licence
Their own licence, same company as the contract
✓ Own QBCC licence 15570489
Who builds
Named builder, responsible for all trades
✓ Our own team, trades managed by us
Site works
Included and itemised in the quote
✓ Assessed upfront, itemised
Approvals
Coordinated for you with an independent certifier
✓ We coordinate
Delivery & install
Planned and managed by the builder
✓ We manage it
Problems & warranty
One contact, written warranty
✓ David or Craig, 10-yr structural warranty
Inclusions
Written list for your exact home
✓ Published and in your quote
Exclusions
Written list before you sign
✓ Listed on your quote
Contract to handover
One contract, one builder, one contact
✓ Yes
Ask us all nine questions
Book a free property & site assessment and put these questions to David or Craig directly. No cost, no obligation, no pushy sales.
QBCC licensed (15570489) · Built by our own team · 50+ years combined experience
Images are artist's impressions. Sizes shown are external footprints, not internal living area. Final design, specification, inclusions and pricing are confirmed in your written proposal.
Builder comparison checklist
Questions to ask before you choose a modular home builder
| Question | Builder 1 Name: ________ | Builder 2 Name: ________ | Builder 3 Name: ________ | LumeHaus |
|---|---|---|---|---|
1 Who holds the building licence? Ask for: licence number, same company as the contract | ☐ Yes☐ No☐ Unsure | ☐ Yes☐ No☐ Unsure | ☐ Yes☐ No☐ Unsure | ✓ QBCC 15570489 |
2 Who is actually building the home? Ask for: the builder's name and who manages the trades | ☐ Yes☐ No☐ Unsure | ☐ Yes☐ No☐ Unsure | ☐ Yes☐ No☐ Unsure | ✓ Our own team |
3 Who manages the site works? Ask for: site works itemised in the quote | ☐ Yes☐ No☐ Unsure | ☐ Yes☐ No☐ Unsure | ☐ Yes☐ No☐ Unsure | ✓ Itemised |
4 Who manages approvals and certification? Ask for: who coordinates the independent certifier | ☐ Yes☐ No☐ Unsure | ☐ Yes☐ No☐ Unsure | ☐ Yes☐ No☐ Unsure | ✓ We coordinate |
5 Who arranges delivery and installation? Ask for: crane, placement and connections included | ☐ Yes☐ No☐ Unsure | ☐ Yes☐ No☐ Unsure | ☐ Yes☐ No☐ Unsure | ✓ We manage |
6 Who handles problems? Ask for: one contact and written warranty terms | ☐ Yes☐ No☐ Unsure | ☐ Yes☐ No☐ Unsure | ☐ Yes☐ No☐ Unsure | ✓ David or Craig |
7 What is included? Ask for: a written inclusions list for your home | ☐ Yes☐ No☐ Unsure | ☐ Yes☐ No☐ Unsure | ☐ Yes☐ No☐ Unsure | ✓ In writing |
8 What is excluded? Ask for: a written exclusions list before you sign | ☐ Yes☐ No☐ Unsure | ☐ Yes☐ No☐ Unsure | ☐ Yes☐ No☐ Unsure | ✓ In writing |
9 Who is responsible from contract to handover? Ask for: one contract, one builder, one contact | ☐ Yes☐ No☐ Unsure | ☐ Yes☐ No☐ Unsure | ☐ Yes☐ No☐ Unsure | ✓ Yes |