Short answer: Exchange lists 8 general contractors and builders in New South Wales, all in Greater Sydney, spread across Mount Druitt, Liverpool, Lakemba, Hurstville, the Sydney CBD, Bondi Junction, Mascot and Mona Vale. In NSW, residential building work worth more than $5,000 including GST in labour and materials needs a contractor licence and a written contract, and a builder can ask for a deposit of no more than 10 percent. Above $20,000, the builder must also give you a Home Building Compensation certificate before taking any money, and the contract carries a five-business-day cooling-off period.
- Licensing agency
- Building Commission NSW, the state building regulator established on 1 December 2023, licenses builders and tradespeople; applications are made through Service NSW.
- Governing law
- Home Building Act 1989 and Home Building Regulation 2014 for homes; Design and Building Practitioners Act 2020 and Residential Apartment Buildings (Compliance and Enforcement Powers) Act 2020 for apartment buildings.
- Who needs a licence
- Anyone who carries out, advertises or contracts for residential building work over $5,000 including GST in labour and materials; specialist work such as electrical, plumbing and air conditioning needs a licence at any value.
- Contract and deposit
- Written contract over $5,000; deposit capped at 10 percent; contracts over $20,000 need a progress payment schedule and a five clear business day cooling-off period.
- Home warranty insurance
- Home Building Compensation cover for residential work over $20,000, up to $340,000 per dwelling, in place before any deposit is taken.
- Codes in force
- National Construction Code 2022 Amendment 2 since July 29, 2025; NSW is scheduled to adopt NCC 2025 on May 1, 2027.
- Payment deadline
- Under the Security of Payment Act, a principal pays a head contractor within 15 business days of a payment claim; on owner-occupier contracts that are silent, payment is due 10 business days after the claim.
Who licenses and regulates builders in New South Wales?
Building Commission NSW licenses and regulates builders and tradespeople in New South Wales. It was established on 1 December 2023, when the NSW Government took the Office of the Building Commissioner out of NSW Fair Trading and made it a standalone regulator, bringing building regulation, licensing and oversight of the sector into one agency. The government said dedicated enforcement staff would grow from about 40 to more than 400. James Sherrard was appointed NSW Building Commissioner in October 2024.
The Commission describes itself as the building regulator in NSW. It handles disputes and complaints about building, renovation, trade and specialist trade work, runs inspections and compliance checks on residential construction quality, licenses tradespeople, design practitioners and certifiers, and develops building policy and law reform. Before the Commission was set up, the Office of the Building Commissioner sat inside NSW Fair Trading, so older guides and contract templates may still carry the Fair Trading name. Fair Trading continues to license other occupations such as real estate agents and conveyancers.
The licensing rules come from the Home Building Act 1989. Residential building work is any activity related to constructing, altering or adding to a dwelling, and the government's examples include garages, bathroom renovations and swimming pool building. You must hold a contractor licence to carry out, advertise or contract for residential building or trade work valued at more than $5,000 in labour and materials, including GST. That threshold also applies to subcontracted work inside a larger contract over $5,000. The penalties listed by the Commission for unlicensed work are up to $22,000 for an individual and $110,000 for a company.
Licences are issued by category. General building work is the category under which a general builder can do any residential building work. Narrower categories cover kitchen, bathroom and laundry renovation, structural landscaping, swimming pool building and prefabricated metal-framed additions, and separate trade categories include carpentry, joinery, waterproofing and wall and floor tiling. That matters for renovation and joinery firms: a kitchen, bathroom and laundry renovation licence does not cover work affecting any internal or external load-bearing part of the building, such as foundations, floors, walls, roof, columns or beams. If your renovation moves a wall or touches the structure, ask for a general building licence.
Specialist work, including electrical, plumbing, drainage and gasfitting, and air conditioning and refrigeration, needs a licence or certificate whatever the cost and whether the job is residential, commercial or industrial.
What must a home building contract in NSW include, and how much deposit can a builder take?
Any residential building job priced over $5,000 including GST needs a written contract, and the deposit can never exceed 10 percent of the contract price. The written contract rule also applies where the price is unknown but the reasonable market cost of labour and materials is more than $5,000. Before signing a contract for work over $5,000, the builder must give you the Consumer Building Guide, and the builder must give you a copy of the signed contract within five business days.
NSW uses two contract tiers. A small job contract covers work worth $5,000 to $20,000. It must name the licence holder and licence number, describe the work, and state the price if known. A large job contract, for work over $20,000, must also show the price prominently on the first page, set out the statutory warranties, and include a cooling-off statement, a progress payment schedule and a rule that variations must be in writing and signed by both parties.
On contracts over $20,000, you have five clear business days to cool off after receiving a copy of the contract. Progress payments must match the work completed, and claims made as invoiced must be backed by invoices, receipts or other documents.
Contracts over $20,000 must also include the Security of Payment Guide under clause 8 of the Home Building Regulation 2014. Leaving it out carries a fine of $8,800 for a corporation and $4,400 for anyone else.
Which licences, certificates and insurance apply in New South Wales?
| Licence / permit / registration | Issued by | Who needs it | Key threshold or rule |
|---|---|---|---|
| Contractor licence, general building work | Building Commission NSW, applied for through Service NSW | Builders who carry out, advertise or contract for any residential building work | Required over $5,000 including GST in labour and materials; at least two years' relevant experience plus a qualification pathway such as a Certificate IV; National Police Check; one, three or five year terms |
| Contractor licence, other residential or trade categories (for example kitchen, bathroom and laundry renovation, joinery) | Building Commission NSW | Renovators and trade contractors working within one category | Same $5,000 threshold; the renovation category excludes load-bearing work |
| Qualified supervisor certificate | Building Commission NSW | Individuals who supervise work done under a contractor licence | Category-specific qualifications and experience |
| Specialist work licence or certificate | Building Commission NSW | Electricians, plumbers, drainers, gasfitters, air conditioning and refrigeration workers | Required at any value, on residential, commercial or industrial work |
| Home Building Compensation certificate of insurance | Home Building Compensation Fund (icare) | Licensed contractors taking on residential work over $20,000 | In place before work starts or any money is taken; up to $340,000 per dwelling; contractor first needs a Certificate of Eligibility |
| Owner-builder permit | Applied for through Service NSW | Owners doing work on their own home without a licensed builder | Needed where the reasonable market cost exceeds $10,000; education requirements above $20,000; one permit in any five-year period |
| Building practitioner registration | Building Commission NSW | Head building practitioner or principal contractor on class 2, and certain class 3 and 9c, buildings | Needed to make the building compliance declaration on the NSW Planning Portal |
How do I check a builder in New South Wales before I sign?
7 checks, in order, using the NSW registers and rules described on this page:
- Search the builder on the NSW Government's home building licence check, part of the Verify Licence service, and confirm the licence is current and covers the right category, not just kitchen, bathroom and laundry work if your job is structural.
- Read the same record for cancellations or suspensions, endorsed conditions, public warnings, formal cautions, penalty notices, non-compliance with tribunal orders and prosecution results.
- Check that the licence holder's name and number on the quote and contract match the register, since a small job contract must state both.
- For any job over $20,000, ask for the Home Building Compensation certificate before you pay anything; it is illegal for the builder to take a deposit or other payment until the cover is in place and you have the certificate.
- Confirm the deposit is no more than 10 percent and that the progress payment schedule ties each payment to completed work.
- If you are buying a recently built home, use the owner-builder permit check to see whether the property had an owner-builder permit in the last 10 years.
- Get more than one written quote, ask for references and examples of past work, and do not pay any money before a written contract is in place.
What protection do Home Building Compensation and statutory warranties give NSW owners?
Every NSW home building contract carries statutory warranties of 6 years for major defects and 2 years for other defects, and jobs over $20,000 are backed by Home Building Compensation insurance. The warranties require work to be fit for purpose, performed diligently and finished within a reasonable time, using new materials unless the contract says otherwise.
A major defect is a defect in a major element of the building caused by defective design, workmanship or materials, or a failure to meet the structural requirements of the National Construction Code. Major elements include load-bearing parts such as foundations, walls and roofs, along with fire safety systems and waterproofing. If a defect becomes apparent in the last six months of either warranty period, the owner gets a further six months to enforce the warranty. The tribunal may not be able to hear a claim made outside the warranty period, so owners should act early.
HBC insurance is a last-resort cover, not a general warranty policy. It is run by the Home Building Compensation Fund, part of icare, and pays when the builder becomes insolvent, dies or disappears, or when Building Commission NSW suspends the builder's licence for failing to comply with a money order. For policies issued on or after 1 February 2012, the maximum cover is $340,000 per dwelling, and claims run for up to 6 years from completion for major defects and 2 years for other defects. Builders must hold a Certificate of Eligibility and then get a certificate of insurance for each project.
If something goes wrong, raise it with the builder early and follow up in writing. Building Commission NSW offers free dispute resolution, and its inspectors visit only for major defects or incomplete work named in a complaint. An inspector can issue a Rectification Order setting out the work, conditions and a completion date. If the order is not complied with, the owner can lodge a claim with the NSW Civil and Administrative Tribunal (NCAT), and lodging a claim ends the order. Owners with an HBC claim should notify the insurer in writing as soon as they become aware of defective or incomplete work.
Do I need a development application or a complying development certificate in NSW, and how does Sydney handle it?
Most NSW building work needs either development consent through a development application, or a complying development certificate, and only minor works qualify as exempt development needing no approval. A development application, or DA, is assessed on its merits by the council. The NSW planning department gives an average DA determination time of 70 days.
Complying development is a combined planning and construction approval for straightforward development that meets set standards, and it can be issued by the council or an accredited certifier. Most complying development types and their standards sit in the State Environmental Planning Policy (Exempt and Complying Development Codes) 2008. A CDC can be issued in as little as 20 days, after about 14 days of neighbour notification, and the Pattern Book Development Code 2025 offers a 10-day route for low-rise homes built to pattern book designs. The Low-Rise Housing Diversity Code allows dual occupancies, manor houses and terraces of up to two storeys as complying development in R1, R2, R3 and RU5 zones where the local plan already permits them.
Bush fire risk can change the approval pathway. Councils prepare bush fire prone land maps, certified by the NSW Rural Fire Service Commissioner. Under section 4.14 of the Environmental Planning and Assessment Act 1979, a council cannot approve development on bush fire prone land unless it complies with Planning for Bush Fire Protection, and Australian Standard 3959 sets construction requirements for each bush fire attack level. Complying development is allowed only up to BAL-29; sites rated BAL-40 or Flame Zone must go through a DA.
All eight builders Exchange lists in NSW are in Greater Sydney, which is split among many local councils, so the council that handles a DA depends on the site. In the City of Sydney, which covers the CBD, a construction certificate is needed after development consent and before any building work starts. Applications are lodged online through the NSW Planning Portal and allocated to a registered certifier. Once the certificate is issued, a principal certifier must be appointed to monitor the work, and the City must receive notice of commencement at least 48 hours before work begins. The City also notes that residential construction work above $50,000 and swimming pools above 40,000 litres need a BASIX certificate.
Which building codes apply in New South Wales right now?
The building code in force in NSW is the National Construction Code (NCC) 2022 Amendment 2, which took effect on 29 July 2025. Complying development certificate applications lodged on or after that date must be assessed against it, as must most construction certificate applications. When applying the NCC, builders must also apply NSW-specific variations and requirements.
NSW has chosen not to move to NCC 2025 straight away. On 25 March 2026, the Minister for Building announced that NSW will adopt NCC 2025 on 1 May 2027, describing the delay as a transition period to give industry more time to adjust. Under the NSW variations, the new NCC 2025 energy efficiency standards will not apply to apartment building common areas. Since 13 February 2026, essential fire safety measures in class 1b and class 2 to 9 buildings must be inspected and tested under AS 1851-2012 unless a performance solution applies.
What extra rules apply to apartment buildings in NSW after the defects crisis?
Apartment buildings in NSW carry a separate layer of regulation under two 2020 Acts that let the regulator stop occupation of defective buildings and make designers and builders declare compliance. A regulated building under these laws is a class 2 building, which covers multi-storey, multi-unit apartment buildings including mixed-use buildings, plus certain class 3 and 9c buildings such as boarding houses, hostels and aged care facilities.
Under the Design and Building Practitioners (DBP) Act 2020, designers must prepare regulated designs and make design compliance declarations, and one registered building practitioner per project must lodge the regulated designs on the NSW Planning Portal before work starts and make a building compliance declaration before an occupation certificate is applied for. Registration is needed only by the head building practitioner or principal contractor. The regime was extended to certain new class 3 and 9c buildings on 3 July 2023, and alteration, repair or renovation work on existing class 3 and 9c buildings becomes subject to it from 1 July 2028.
The Residential Apartment Buildings (Compliance and Enforcement Powers) Act 2020, the RAB Act, applies to class 2, 3 and 9c buildings. Developers must lodge an expected completion notice at least 6 and no more than 12 months before applying for an occupation certificate. Where a building has a serious defect in a key element, Building Commission NSW can issue a prohibition order that prevents an occupation certificate from being issued, and building work rectification orders can be directed at the developer, the builder or the landowner.
Owners corporations also get financial protection. Developers of eligible new apartment buildings of four storeys or more must lodge a building bond equal to 2 percent of the contract price under the Strata Building Bond and Inspections Scheme, or take out decennial liability insurance, which lets owners corporations have defects in structure, fire safety systems and waterproofing fixed for up to ten years after first occupation. Only one of the two is required to get an occupation certificate, and the planned increase of the bond to 3 percent is deferred to 1 July 2028.
For a homeowner hiring a builder for a house or renovation, these rules usually do not apply. They matter if you are buying off the plan, sitting on a strata committee, or hiring a builder for a mixed-use or apartment project.
How do Security of Payment deadlines work for NSW builders and owners?
The Building and Construction Industry Security of Payment Act 1999 sets maximum payment times and a fast adjudication process for construction contracts, and since 1 March 2021 it has also covered owner-occupier residential contracts. These are the maximum deadlines where the contract is silent; a contract can set shorter ones.
Under section 11, a principal must pay a head contractor within 15 business days of a payment claim, a head contractor must pay a subcontractor within 20 business days on non-residential work and 10 business days on residential work. A respondent who disputes a claim must serve a payment schedule within 10 business days under section 14. If the amount is not paid, the claimant can give notice of intention to apply for adjudication within 20 business days after the due date under section 17.
For owner-occupier contracts entered on or after 1 March 2021, a progress payment is due 10 business days after the claim if the contract does not say otherwise, and the homeowner must serve a payment schedule within the contract's timeframe or 10 business days, whichever is earlier. Late payment can lead to suspension of work and interest. The maximum penalties are $110,000 for a corporation and $22,000 for an individual, and Building Commission NSW can issue penalty notices.
What do Exchange listings show about general contractors in New South Wales?
Exchange lists 8 general contractors and builders in New South Wales as of , spread across 8 cities and suburbs. No single city holds more than one listing; the 8 listings are spread across 8 different cities and suburbs. 8 of the 8 listings link to a company website. Across every trade, Exchange holds 102 live listings in New South Wales, and general contracting is the number 6 trade by listing count there.
| City | Listings |
|---|---|
| Mount Druitt | 1 |
| Lakemba | 1 |
| Liverpool | 1 |
| Mona Vale | 1 |
| Sydney | 1 |
| Hurstville | 1 |
| Bondi Junction | 1 |
| Mascot | 1 |
Source: Exchange directory data, counted from live published listings on . Counts include firms that list general contracting as a secondary category. Counts change as firms join or update their listings; the live list below this guide is always current.
What has changed recently, or is about to change, for general contractors in New South Wales?
Last reviewed against the primary sources listed below. Dates are effective dates unless marked otherwise.
- — Proposed: NSW is scheduled to adopt NCC 2025, as announced by the Minister for Building on 25 March 2026. NCC 2022 Amendment 2 applies until then, and NSW variations exclude apartment common areas from the new energy efficiency standards.
- — In force: Reforms clarifying the scope of decennial liability insurance for apartment buildings commenced after assent on 14 August 2026. The same Fair Trading and Building Legislation Amendment package gave regulators clearer powers to refuse or cancel licences obtained through misrepresentation, error or invalid qualifications.
- — Proposed: Building Commission NSW confirmed (date of its notice) that Parliament passed the Building (Approvals and Practitioners) Act 2026. It will move building approvals out of the Environmental Planning and Assessment Act 1979, bring prefabricated and modular homes under the same standards, and raise the maximum court penalty for certifiers from $33,000 to $1.1 million, but it takes effect only once regulations are made after consultation in 2026 and 2027.
- — In force: The Building and Development Certifiers Amendment (Building Work Inspections) Regulation 2026 lets certain restricted-class building surveyors carry out critical stage inspections under supervision.
- — In force: NCC 2022 Amendment 2 took effect in NSW for complying development certificate applications and most construction certificate applications lodged from that date.
Where can I verify a licence and check the source in New South Wales?
Every figure and rule on this page can be checked against the primary source. These are the offices that publish them. Confirm current requirements directly before you rely on any of them:
NSW Government — Verify Licence: home building licence check; NSW Government — Contracts for residential building work; Building Commission NSW — General building work licences; icare NSW — Home Building Compensation Fund; Building Commission NSW — Building classes and roles under the Design and Building Practitioners scheme; NSW Government — About Security of Payment; NSW Department of Planning — Complying development.
Nearby regions and related trades
General Contracting contractors in other regions: Alabama, Alberta, Arizona, British Columbia, California, Colorado, Florida, Georgia, Illinois, Maryland, Massachusetts, Michigan, Minnesota, Missouri, Nevada, New Jersey, New York, North Carolina, Ohio, Ontario, Oregon, Pennsylvania, Texas, Utah, Victoria, Virginia, Washington, Wisconsin.
Other trades in New South Wales: Concrete, Electrical, Mechanical, Painting, Plumbing, Roofing & Waterproofing.
Jump to licence verification sources for General Contracting in New South Wales, or back to all general contracting contractors on Exchange.
Frequently asked questions
How can I tell whether a Sydney builder holds a valid NSW licence?
Search the builder's name or licence number on the NSW Government's Verify Licence service, using the home building licence check. It shows the licence categories, expiry dates and status, plus any suspensions, cancellations, conditions, public warnings, penalty notices and prosecution results. Make sure the category matches your job: a kitchen, bathroom and laundry renovation licence does not cover load-bearing work. You can also call Building Commission NSW on 13 27 00.
What is the most a NSW builder can ask for as a deposit?
The deposit cannot exceed 10 percent of the contract price. For residential work over $20,000, the builder also cannot take the deposit or any other payment until Home Building Compensation cover is in place and you have been given the certificate. After the deposit, progress payments should follow the schedule in the contract and match the work actually completed, with any as-invoiced claims backed by invoices or receipts.
Do I need a written contract for a $12,000 bathroom renovation in NSW?
Yes. Residential building work priced over $5,000 including GST needs a written contract, and a job between $5,000 and $20,000 uses a small job contract. It must name the licence holder and licence number, describe the work and state the price if known. The builder must also give you the Consumer Building Guide before you sign and a copy of the signed contract within five business days.
How long is a NSW builder responsible for defects after handover?
Statutory warranties under the Home Building Act 1989 last 6 years for major defects and 2 years for all other defects, counted from completion. A major defect affects a major element such as foundations, load-bearing walls, roofs, fire safety systems or waterproofing. If a defect appears in the last six months of either period, you get a further six months to act. Raise defects in writing quickly and contact Building Commission NSW for free dispute resolution.
Can I build or renovate my own home in NSW without a licensed builder?
Yes, as an owner-builder, but you need an owner-builder permit where the reasonable market cost of the work exceeds $10,000, and above $20,000 you must also complete set units of competency or hold equivalent qualifications. You must be at least 18, hold a white card, own the land and intend to live there. Only one permit is generally issued in any five-year period, and strata unit renovations are not eligible.
What happens if my NSW builder goes broke halfway through the job?
If the job was worth more than $20,000, Home Building Compensation insurance, run by icare's Home Building Compensation Fund, can pay for incomplete or defective work when the builder becomes insolvent, dies or disappears, or has their licence suspended for not complying with a money order. Cover is up to $340,000 per dwelling. Notify the insurer in writing as soon as you become aware of the problem.
When must a NSW homeowner pay a builder's progress claim?
Under the Security of Payment Act, which has covered owner-occupier contracts since 1 March 2021, a progress payment is due 10 business days after the claim if your contract does not set a date. If you dispute the amount, you must serve a payment schedule within the contract's timeframe or 10 business days, whichever is earlier. Late payment can let the builder suspend work and charge interest.
