Fixed-Price Build Checklist
A no-BS checklist to verify what’s truly fixed, what can change, and what you must confirm before signing a build contract in Victoria.
Fixed-Price Build Checklist
A no-BS checklist to verify what’s truly fixed, what can change, and what you must confirm before signing a build contract in Victoria.
What “fixed price” actually means
A ‘fixed price’ is only fixed against a specific scope, site conditions, and time assumptions.
The most common blowouts come from exclusions, allowances, delays, and unverified site requirements.
Before you sign: confirm these 12 items
1) Site costs: are they capped or “from”? Ask for a maximum or a clear allowance and what triggers variation.
2) Rock / fill / abnormal soil: what happens if conditions differ from the report?
3) Engineering & wind rating: confirm design is priced for your site’s wind classification.
4) Developer guidelines + facade requirements: confirm compliance is included.
5) Energy rating: confirm what is included to meet 6+ star requirements and any upgrades priced in.
6) Inclusions schedule: confirm brand/model for appliances, tapware, tiles, and cabinetry.
7) Electrical: confirm number of lights, power points, data points, and any upgrade costs.
8) Heating/cooling: confirm system type, zones, and what areas are covered.
9) Driveway, fencing, landscaping: confirm what’s included vs excluded (and realistic costs).
10) Time clauses: confirm build start triggers and how delays are handled.
11) Progress payments: confirm stage definitions and what evidence you get at each stage.
12) Variations: confirm process, margins, admin fees, and how pricing is approved.
The 3 documents that protect you
Inclusions schedule (itemised, brand/model, quantities).
Tender letter (scope clarity, site costs, exclusions, and assumptions).
Contract + specifications (time clauses, variations, warranty, progress stages).
Red flags
Quotes that rely on vague allowances (‘provisional sums’) for major items.
Exclusions hidden at the bottom (driveway, fencing, window furnishings, BAL upgrades).
No clear process for variations or approval before work starts.
Frequently Asked Questions
No. It’s only as safe as the scope and assumptions. If key items are excluded or left as allowances, the final cost can still move.
Unverified site costs and vague inclusions (especially electrical, heating/cooling, and external works).
If you want clarity without pressure, send your budget and preferred areas and we’ll respond with clear options and next steps.
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