What's Missing From Renovation Quotes (And What to Look For Before You Sign)

There's no standard format for renovation quotes in Australia. Some builders give you a single number. Others break it down line by line. Without consistent formatting, comparing renovation quotes properly is almost impossible.

A quote that looks cheaper often isn't. It just has more missing. If one quote is 20 per cent lower than the others, the question isn't 'how are they so affordable?' It's 'what's missing from renovation quotes that makes them appear cheaper?'

The only way to compare fairly is to give every builder identical documentation. Same plans, same brief, same specifications. Then go through each quote line by line and match items across all three. Understanding what's missing from renovation quotes, and what's actually included, tells you everything you need to know.

That gap between what's included and what's excluded is where the problems start.

Some exclusions are fair. Others are buried in fine print. And a few aren't mentioned at all.

Here's what we see missing most often in Canberra.

Site preparation and temporary works. Skip bin hire, tip fees, temporary fencing, portable toilets, and temporary power connections. Your council will likely require them. When they're not in the quote, they show up as extras once demo starts.

Asbestos. If your home was built before 1990, there's a solid chance it's present. Testing and removal can cost $2,000 to $12,000. Most quotes don't mention it. But once it's found, the work stops until it's dealt with.

Council fees and permits. Development applications, building approvals, construction certificates, and long service levies all cost money. When included, the allowances are often set too low.

Electrical upgrades. Older Canberra homes frequently need rewiring to meet current standards. That runs $5,000 to $15,000 and is rarely included in the initial quote.

Waterproofing. Bathroom quotes might include tiling but leave out the preparation underneath. Waterproofing failures are one of the most common defect categories in Australia, with warranty claims averaging around $25,000 per incident. This is the kind of hidden item that causes real damage.

Finishing details. Door hardware, bathroom accessories, flyscreens, landscaping reinstatement, and the final site clean. These add up fast.



And one that catches a lot of people: whether the price includes or excludes GST. That's a 10 per cent swing.

If you haven't come across provisional sums and prime cost items before, you're not alone. But they're the most common way incomplete quotes turn into expensive ones.

Prime cost items are allowances for fixtures you haven't chosen yet. Tapware, cooktops, vanities. They cover supply only, not installation. Builders set these low to make the quote competitive. When your choices cost more, you pay the difference plus a margin of 15 to 20 per cent.



Provisional sums cover work where the exact cost isn't known yet. Excavation, demolition, site prep. Same trap. Low estimates make the quote look good. The real cost comes later.

Here's what that looks like. A $500,000 contract with $150,000 in provisional sums and $100,000 in prime cost allowances means only $250,000 is locked in. The rest is subject to change, and each variation carries an admin fee of $250 to $1,000 on top.

A vague scope is a blank cheque. When 'update bathroom' means heated floors to you and a vanity swap to the builder, there's no written basis to settle it.

Industry experts put it plainly: ambiguous documentation becomes the starting point for legal arguments when things go wrong.

A proper scope names every task, every material, and every finish. It clarifies who supplies what, who handles permits, and how payments work. It spells out the process from demo through to framing, waterproofing, and final finishes, so nothing falls through the cracks.

If it's not written down, it's not included. That's the rule. And a builder who can't or won't put it in writing is telling you something worth listening to.

A fixed-price contract locks in the total. The builder carries the risk if costs rise. Banks generally require this type for construction finance.

A cost-plus contract charges real costs plus a margin of 10 to 20 per cent. The final price isn't known until the job is done. You carry all the risk. In Queensland, cost-plus contracts provide no home warranty protection for non-completion.



For most Canberra renovations, fixed price with a detailed scope is the safest path. Transparency starts with the contract type.

A 2024 Budget Direct survey of over 1,000 Australian homeowners found that 41 per cent exceeded their renovation budget, with nearly half of those blowing it by more than 10 per cent. Close to three-quarters cited unexpected costs as their primary financial barrier.



And it's not just budgets at risk. The construction sector recorded over 3,000 insolvencies in 2024. When a builder goes under mid-project, homeowners are often left paying double to get the work finished by someone else.

That's why what's in the quote, and what's not, matters so much before you sign.

Before signing anything, make sure you can tick these off:

Is the scope specific? Every room, every task, every material documented. 'Bathroom renovation' with no detail isn't enough.

Are allowances realistic? Check every PC item and provisional sum against what you'd expect to pay for your chosen quality.

Are exclusions listed? A good quote tells you what's NOT included just as clearly as what is.

Is GST included? Confirm it. A 10 per cent misunderstanding is not small.

Are council fees covered? Know whether you're paying these separately or they're built in.

Is the builder licensed and insured? Verify the licence. Confirm home warranty insurance is in place before you pay a cent. The Porter Davis collapse in 2023 left 1,700 families with incomplete homes because mandatory insurance wasn't taken out.

Are variations handled in writing? Verbal agreements aren't worth the air they travel on.

Remember, the cheapest option may not include everything, or may use base rates that don't cover the finishes you want.

We don't set out to be the cheapest quote on your table. And we won't be the vaguest.

We spell out what's included and what isn't. We set realistic allowances. We explain the scope in plain language and walk you through the contract before you sign.

If we think something might come up during the build, like ageing wiring or signs of moisture damage, we flag it upfront. We'd rather have an honest conversation early than hand you a surprise invoice later.

We write detailed scopes because it protects everyone. You know what you're paying for. We know what we're building. And when the tools come out, there's nothing left to misunderstand.

We're a family team. We live and work in Canberra. Our name is attached to every job we do. That matters to us in a way that goes beyond business.

So we take the time to get the quote right. Because a renovation done properly starts well before the first wall comes down.

If you'd like to talk through your plans with someone who'll give you a straight answer, we're here. No pressure. No rush. Just an honest conversation about what your project needs and what it should cost.