You can fall in love with a floor plan in an afternoon. Choosing the team who will turn it into a real home takes a little longer, and it's worth every minute. There are plenty of custom home builders in Canberra, and on paper many of them look alike. The difference shows up in the questions you ask before you sign.
Here are the eight we'd ask if we were in your shoes.
Why your builder matters more than your floor plan
A great design can be let down by rushed details, and a simple design can feel extraordinary when it's built with care. Your builder decides how cleanly the joinery meets the walls, how well the windows are sealed, and how calm (or chaotic) the next 12 months feel for your family.
So think of it less like buying a product and more like choosing a long-term partner.
8 questions to ask custom home builders in Canberra
1. Are you licensed for my type of build?
The ACT has four classes of builder licence. A Class C licence covers homes up to two storeys, while larger or taller projects need a Class B or A. You can check any builder on the public register of licensed construction practitioners on the Access Canberra website. It takes two minutes.
2. How will my home be covered by insurance?
In the ACT, residential building work that needs building approval and is valued at $12,000 or more must be covered by residential building insurance (or a fidelity certificate) before work starts. That cover runs until five years after the certificate of occupancy. Ask to see it.
3. Can I walk through homes you've built?
Photos are lovely, but nothing beats standing in a room. Feel the ceiling heights, open the drawers, look at where the tiles meet the skirting. A builder who is proud of their finishes will be happy for you to look closely.
4. Who will I actually be talking to?
Find out who your day-to-day contact is, how often you'll get updates and who is on site. Clear communication is the thing clients mention most, good or bad.
5. What's included, and what's a provisional sum?
Two quotes can look similar until you read the fine print. Ask which items are fixed, which are allowances, and what's likely to change. A detailed, transparent quote now saves stressful conversations later.
6. How do you approach design and energy efficiency?
New homes in the ACT now need to meet a 7-star energy rating, and new homes can't connect to gas. Ask how your builder approaches orientation, insulation and all-electric design, and whether they work with architects and interior designers. (We covered the 2026 rules in last week's post.)
7. What does the timeline look like?
Ask for a realistic program from design through to handover, and what tends to cause delays. Honest answers here are a good sign.
8. What have you been recognised for?
Industry awards are judged by peers who look closely at workmanship. They're not everything, but they're a useful signal of consistent quality.
Red flags to watch for
A price that's far lower than everyone else's, with few details
Pressure to sign quickly or pay a large deposit up front
Vague answers about licences or insurance
No completed homes you can see or visit
Slow or patchy replies before you've even signed (it rarely improves later)
See the difference for yourself
At Kolak Living, we build modern, architectural and luxury custom homes and knockdown rebuilds across Canberra, working alongside leading architects and interior designers. We're proud to be the HIA ACT/Southern NSW Professional Medium Builder/Renovator of the Year in 2024 and 2025.
The best way to get a feel for our work is to see it in person. Visit our display homes at 14 Klaus Moje Street, Whitlam, browse our projects, read about our awards, or get in touch and ask us all eight questions. We'd love to answer them.
This article is general information only and isn't legal or financial advice. Rules and requirements can change, so check current details with Access Canberra and your builder.
