Provisional Sum Quotation
Schurr Drive Project
Works & Building Materials Procurement Quotation
Lot 3 and Lot 4 · 24–26 Schurr Drive, Goonellabah, NSW
Lot 3 and Lot 4 · Provisional Sum total (10 items, incl. GST)
AUD1,087,680Included · Ten items
Approvals and pre-start
- 1Construction approval support services (BA Package)
- 2Pre-installation inspection of preceding works
Materials and logistics
- 3Building materials procurement (wall and roof materials)
- 4Custom joinery supply (cabinet carcasses)
- 5Building materials sea freight
- 6Port-to-site transport
On-site installation
- 7Crane lifting and wall panel installation
- 8Roof installation
- 9Plumbing and electrical
- 10Interior fit-out works
Additional · Statutory charges
HBCF insurance, Long Service Levy, connection and developer charges
About AUD 5,900 to 46,600 per dwelling (see Section IV)
Owner’s responsibility
Foundations and landscaping
Pricing basis
Provisional SumDifferences adjusted at final account against verifiable actual costs
Ten-item cost excl. GST
+ 20% Builder’s Margin
+ 10% GST
Quotation Summary
Summary
Both lots: from the ten-item cost excl. GST to the PS total incl. GST
| Item | Lot 3 | Lot 4 | Both lots |
|---|---|---|---|
| Ten-item cost (excl. GST) | 412,500 | 411,500 | 824,000 |
| Builder’s Margin (cost × 20%) | 82,500 | 82,300 | 164,800 |
| Price after margin (excl. GST) | 495,000 | 493,800 | 988,800 |
| GST (price excl. GST × 10%) | 49,500 | 49,380 | 98,880 |
| Ten-item PS total (incl. GST) | 544,500 | 543,180 | 1,087,680 |
Ten-Item Cost Breakdown (excl. GST)
Cost Breakdown
Open any item to see its scope notes. Gold bars show each item’s share of the ten-item cost excl. GST for both lots.
| Item | Lot 3 | Lot 4 | Both lots |
|---|---|---|---|
| A · Approvals and pre-startSubtotal | 29,500 | 29,500 | 59,000 |
| 27,000 | 27,000 | 54,000 | |
This item covers the support services needed to obtain the agreed construction approval. First, check the development consent and its conditions, whether the two dwellings are lodged together, and the approval stage covered by this engagement. If the Construction Certificate (CC) pathway following development consent is used, we propose to compile the construction drawings, consultant reports, prefabricated component documentation and application checklist, coordinate responses to requests for further information, and hand over the application and assessment records to the Owner. Whether the certificate is issued is decided by the certifier (the council or a registered certifier); we cannot guarantee the outcome. The provisional sum of AUD 27,000 per dwelling is priced in three categories: documentation coordination services, architectural and engineering consultants, and certification and government fees. Certifier fees and government application fees are combined into one category, included in this item and paid by us on the Owner’s behalf; estimates are shown in Section IV and each cost is counted only once. For each category, state the deliverables. Proposed deliverables to the Owner include an index of submitted documents, the further-information lists from consultants and assessors, lodgement receipts and records of approval outcomes. For a combined application, shared drawings, reports and application fees are apportioned based on the actual amounts incurred. Whether construction-stage inspections and the Occupation Certificate (OC) are engaged separately will be stated when the scope of services is defined. | |||
| 2,500 | 2,500 | 5,000 | |
The Owner is responsible for the foundation works for both dwellings and their cost. This item is provisionally estimated on the basis of taking over the work area before the installation team arrives on site. For each dwelling, the setting-out lines, slab edge positions and levels are checked against the construction drawings and the survey or as-built information supplied by the Owner, and cast-in items, sleeves and plumbing and electrical set-outs are checked for consistency with the wall panel installation drawings. The proposed deliverable is one inspection record per dwelling, listing the areas inspected, visible deviations, photos, and items to be resolved before installation. For pricing, list separately the attendance cost shared by both dwellings, the inspection and reporting cost per dwelling, and the charge for a return visit if rectification is required. Foundation repairs, assessment of concealed works and statutory inspections must be arranged separately by the responsible party. Once the number of inspections and the deliverables are defined, the parties may also convert this item to a fixed service fee. | |||
| B · Materials and logisticsSubtotal | 260,000 | 259,000 | 519,000 |
Rate AUD 658 per m² × 257 m² (Lot 3), 256 m² (Lot 4), rounded down to the thousand | 169,000 | 168,000 | 337,000 |
Building materials procurement (wall and roof materials) is priced per square metre of the procurement pricing area; the rate includes the cost of prefabricating the wall panels in the factory. The unit rates, amounts per dwelling, area basis and inspection process are set out in Section III. | |||
| 37,000 | 37,000 | 74,000 | |
Provisional sum of AUD 37,000 per dwelling, for the supply of custom joinery cabinet carcasses for the whole house. On-site installation of the joinery is included in Item 10. | |||
| 34,000 | 34,000 | 68,000 | |
Provisional sum of AUD 34,000 per dwelling, for sea freight of building materials from the China factory to the Australian port. Transport from the port to the project site is priced separately under Item 6. The port of loading and port of discharge, container type and number, and whether the freight includes factory container loading and transit insurance, will be confirmed according to the carrier’s quote and the supply terms. Port charges are borne by us. | |||
| 20,000 | 20,000 | 40,000 | |
Estimated on the basis of container pick-up or cargo collection at the agreed port area after the goods are released, and road transport to the site handover point confirmed by both parties. The carrier is required to state the pick-up port, container type and number, load per truck, number of return trips, empty container return location, and whether the freight includes container pick-up, waiting time and container dehire. The unloading position accessible to vehicles on site should be determined first, before choosing between unloading directly from the truck or dropping the container for later collection. If waiting charges, demurrage or secondary handling on site arise, the trigger conditions and unit rates should be listed. Sea freight from the China factory to the Australian port is priced under Item 5. Customs clearance, duties, import GST and port charges are borne by us and are not charged to the Owner separately; on-site crane unloading is to be reconciled with Item 7. | |||
| C · On-site installationSubtotal | 123,000 | 123,000 | 246,000 |
| 42,000 | 42,000 | 84,000 | |
Estimated on the basis of lifting the prefabricated wall panels, beams and frames, and roof components from the agreed unloading position into their installed positions. The crane contractor should itemise crane mobilisation, on-site set-up and demobilisation, operator, dogman, lifting gear, outrigger pads, effective working shifts and minimum hire time. The supplier is to provide packing lists separated by dwelling, component weights, dimensions and delivery batches, from which the crane contractor will verify the number of lifts, crane positions, working radius and ground conditions under the outriggers. As both dwellings sit at the rear of a sloping site, it is recommended to obtain two quotes, one for “both dwellings in a continuous operation” and one for “staged mobilisation”, and to include one of them in the budget. Container unloading time performed by the crane under this item is counted only once. Wall installation is included in this item. The installer is to price, per dwelling, the adjustment of wall panels after placement, panel-to-panel connections, bottom track fixing and anchoring to the Owner’s foundations, stating who supplies the connectors. Temporary propping, scaffolding and edge protection are included in this item and in Item 8 (roof installation) and are not listed separately. The installer and the roofing subcontractor are to state erection and dismantling costs, hire periods and shared facilities in their quotes, listing dwelling-specific costs separately from costs shared by both dwellings. | |||
| 12,000 | 12,000 | 24,000 | |
Provisional sum of AUD 12,000 per dwelling. The roofing subcontractor’s quote should separately state the installation of roof trusses, purlins and connectors; the laying of roof sarking, insulation and roof sheeting; and the flashing at ridges, wall junctions and roof penetrations. For gutters and downpipes, the end point of installation should be stated, with the plumber confirming where the underground stormwater pipework takes over. Price on each dwelling’s actual pitched roof area, flashing and gutter lengths, and number of penetrations, listing materials supplied with the manufacturer’s shipment, on-site consumables and installation labour. Mechanical lifting of roof components is included in Item 7. Scaffolding and edge protection needed for the roof work are included in this item. | |||
| 52,000 | 52,000 | 104,000 | |
AUD 52,000 per dwelling is a combined Provisional Sum for plumbing and electrical. The subcontractor is asked to quote three separate amounts excl. GST for water connection into the house including bathroom pod connections, internal electrical, and external connections, stating for each who supplies the materials. Connection costs borne directly by the Owner or by utility authorities are to be listed separately.
| |||
| 17,000 | 17,000 | 34,000 | |
Provisional sum of AUD 17,000 per dwelling, for interior fit-out works, including interior painting, installation of the floor layers (flooring) and installation of custom joinery, among others. The joinery cabinet carcasses are priced separately under Item 4. Who supplies the paint and flooring materials is to be stated in the subcontractor quote. | |||
| Ten-item cost subtotal (excl. GST) | 412,500 | 411,500 | 824,000 |
The item notes define each Provisional Sum and are intended to obtain comparable subcontractor quotes. Final quantities, scope of supply and the costs borne by each party are subject to the confirmed drawings, subcontractor quotes and contract.
Building Materials Procurement and Inspection
Materials Procurement
Building materials in this section are the wall and roof materials, priced on the procurement pricing area. The rate per square metre includes the cost of prefabricating the wall panels in the factory (cutting, framing, sheathing and finishing before dispatch); it is not charged separately. Per square metre, the building materials cost excl. GST is AUD 658, the Builder’s Margin is AUD 132, the price excl. GST is AUD 790, GST is AUD 79, and the unit price incl. GST is AUD 869.
Estimated procurement pricing area Lot 3 approx. 257 m², Lot 4 approx. 256 m².
| Item | Lot 3 | Lot 4 | Both lots |
|---|---|---|---|
| Materials cost (excl. GST) | 169,000 | 168,000 | 337,000 |
| Materials margin (20%) | 33,800 | 33,600 | 67,400 |
| GST (10%) | 20,280 | 20,160 | 40,440 |
| Materials PS amount (incl. GST) | 223,080 | 221,760 | 444,840 |
We take full responsibility for procuring and managing all building materials, working in close partnership with Janebox. From preparing the materials schedule for each dwelling and checking drawing revisions, specifications and quantities, through to placing and tracking orders, pre-shipment inspection, packing checks and on-site receiving inspection, all of it is coordinated by us. We pay the suppliers for the materials; the Owner does not need to deal directly with suppliers, carriers or customs brokers, and pays us under the Provisional Sums in this quotation, adjusted under the rules in Section V.
Professional inspection software is used throughout procurement, and the agreed inspection process is followed. Before purchase, the materials schedule, samples or technical specifications, and acceptance criteria are confirmed. During production and dispatch, inspection results, photos and certificates are recorded by batch. On arrival, quantities, condition and damage are checked against the packing list. Where a non-conformance is found, the responsible party, rectification measures and re-inspection results are recorded, and the inspection records are handed over to the Owner for each dwelling.
Area basis from the design drawings and scope of supply
Building materials are provisionally priced on approx. 257 m² for Lot 3 and approx. 256 m² for Lot 4, a total of 513 m² for both lots. Based on pages 4, 12 and 15 of the DA coordination drawings dated 29 October 2026 (DA0.04 P, DA3.01 M, DA4.01 N) and the corresponding simplified external wall outlines, the upper-level and main lower-level projected areas add up to approx. 256.55 m² for Lot 3 and 256.19 m² for Lot 4, rounded per dwelling to the nearest whole square metre. This measure includes the garage; outdoor decks, external stairs, platforms and the shared driveway are not counted. Where the lower-level room details on page 14 overlap the main plan, they are counted only once. The drawings do not state a formal total floor area; the final procurement pricing area will be based on the area schedule confirmed by both parties.
The building materials are the wall and roof materials, including the cost of prefabricating the wall panels in the factory; the specific supply categories and delivery location will be determined by the procurement schedule and the supply terms. Sea freight from the China factory to the Australian port is priced under Item 5, port-to-site transport under Item 6, and on-site crane lifting under Item 7; custom joinery cabinet carcasses are priced separately under Item 4. Customs clearance, duties, import GST and port charges are borne by us; they are not charged to the Owner separately and are not counted as actual cost when the Provisional Sums are finalised. Any of the same materials already included in the roofing and plumbing/electrical subcontractor quotes must be deducted when prices are checked. The table above is calculated on the basis that we procure and manage all building materials.
Owner Responsibilities and Statutory Charges
Not Included
- Included: the ten items above
- Additional: statutory charges, see the table below
- Owner’s responsibility: not in this quotation
- Foundations and landscaping
- The foundations for both dwellings are to be built by the Owner at the Owner’s own cost. Landscaping works are not priced in this round.
- Statutory charges
- Charges levied by statutory bodies, such as the HBCF insurance premium, the Long Service Levy, water connection and developer contributions, are estimated at about AUD 5,923 to 46,601 per dwelling. Details are in the table below.
- Granny flat option
- The coordination drawings dated 29 October 2026 show a granny flat option for Dwelling 3 (Lot 3). None of the ten items includes this option or the additional work it needs (such as a separate kitchen, bathroom, entry and services connections). If the Owner selects it, we will quote it separately and it will be handled under the variation clause of the formal contract.
Owner’s responsibility
Additional · Not part of the ten items
Not included · Option
Statutory and government charges (estimate)
The charges below are levied by government and statutory bodies. Figures are per-dwelling estimates from published rates checked on 11 November 2026; the icare certificate, the council’s DA consent conditions and the certifier’s quote prevail. The first group is combined within Item 1 (BA Package) and paid by us on the Owner’s behalf. The second group is additional: it is not part of the ten items and attracts no Builder’s Margin. Open any row to see its basis.
| Charge | Low per dwelling | High per dwelling | Basis |
|---|---|---|---|
| Included in Item 1 (BA Package)Certifier fees and government application fees, paid by us on the Owner’s behalf | 6,256 | 9,734 | |
| 4,399 | 5,198 | Estimate | |
The principal certifier must be appointed by the Owner; the fee is paid by us on the Owner’s behalf within Item 1. Lismore City Council no longer offers this service; estimated from the neighbouring Ballina Shire Council 2026/27 fee formula. The certifier’s quote prevails. Whether construction-stage inspections and the OC are engaged separately follows the scope of services under Item 1. | |||
| 161 | 186 | Published rate | |
Portal fees of 47 each for the CC and OC plus 6 each to register them; BASIX certificate 55, or 80 if issued manually. | |||
| 1,696 | 2,768 | Published rate | |
Application fee plus 3 to 5 inspections at Lismore City Council 2026/27 rates; the number of inspections is assumed. | |||
| 0 | 1,466 | Published rate | |
Only where the driveway crosses the road reserve; a shared driveway may need a single approval. Refundable bond not included. | |||
| 0 | 116 | Published rate | |
May already have been charged at DA stage. | |||
| Additional, not part of the ten itemsNo Builder’s Margin | 5,923 | 46,601 | |
| 3,533 | 6,562 | Published rate | |
Taken out by the builder and passed on to the Owner; the certificate must be issued before any deposit is taken or work starts. icare new-dwelling regional rate from November 2025, adjusted up to 30% either way for the builder’s risk rating. | |||
| 1,361 | 1,611 | Published rate | |
0.25% of the cost of works including GST, paid by the Owner; the receipt is required before the Construction Certificate is issued. The high figure assumes the certifier adds about AUD 100,000 of Owner-built foundations to the cost of works. Based on the Lot 3 price; about AUD 3 less for Lot 4. | |||
| 1,029 | 2,418 | Published rate | |
Low figure where a property service exists; high figure for a new connection to the main. Excludes the plumber’s trenching and pipework. | |||
| 0 | 8,050 | Estimate | |
Nil where the lot already carries a one-dwelling credit from a contributing subdivision; otherwise about 7,041 to 8,050 under the indexed Lismore 2024–2041 plan. The DA consent conditions prevail. | |||
| 0 | 10,990 | Published rate | |
1 ET per dwelling at the 2026/27 rate; nil where the lot has already paid. | |||
| 0 | 16,970 | Estimate | |
Council does not publish current amounts; estimated from the 2016 base rates indexed by CPI, and dependent on the sewer catchment. Nil where the lot has already paid. | |||
| Additional charges, total per dwelling | 5,923 | 46,601 | |
Additional charges for both lots: about AUD 11,846 to 93,202. The widest range is in the infrastructure contribution and developer charges (last three rows), which depend on whether each lot already paid when it was subdivided; the difference can reach about AUD 36,010 per dwelling, so we recommend confirming with Lismore City Council and Rous County Council. The NSW Housing and Productivity Contribution does not apply in the Lismore area, and Lismore has no s7.12 fixed levy plan. This table excludes consultant fees (architect, engineers, BASIX assessor; construction-approval consultants are covered under Item 1) and DA-stage fees.
Final Account Notes
Final Account
- 1Each item is finalised at verifiable actual cost, plus 20% Builder’s Margin, plus 10% GST.
- 2Where actual cost is less than the Provisional Sum, the difference is deducted together with the corresponding Builder’s Margin and GST.
- 3Where an item is expected to exceed its Provisional Sum by 5% or AUD 2,000, whichever is lower, we must notify the Owner in writing before the cost is incurred, and the Owner replies in writing within 5 business days.
Builder’s Margin and Provisional Sum final account (full rules)
Builder’s Margin. This quotation applies a Builder’s Margin of 20% of the ten-item cost excl. GST, and 10% GST is calculated on the cost plus this margin. At final account, amounts paid directly by the Owner are deducted from the builder’s cost, and discounts, credits and claimable GST are verified against actual supporting documents.
Written price verification. Subcontractor quotes are to list separately the costs specific to Lot 3, the costs specific to Lot 4 and the costs shared by both dwellings. Items such as crane mobilisation, shared truck freight and combined application fees are listed once at the actual amount incurred, then apportioned as agreed. Costs already borne by subcontractors, suppliers or the Owner should be noted against the related quotation item, stating which party bears them.
Adjustment of differences. All ten items are Provisional Sums and are finalised under the following rules.
- Final account formula. The final account amount for each item is the verifiable actual cost, plus 20% Builder’s Margin, plus 10% GST. Actual cost is the GST-exclusive amount on the subcontractor’s or supplier’s invoice, supported by invoices, receipts or plant hire records.
- Savings. Where the actual cost is less than that item’s Provisional Sum, the difference, together with the corresponding Builder’s Margin and GST, is deducted from the amount payable.
- Prior notice of overruns. Where the actual cost of any item is expected to exceed that item’s Provisional Sum by 5% or AUD 2,000, whichever is lower, we must notify the Owner in writing before that part of the cost is incurred, stating the reason, the expected overrun amount and the effect on the construction program.
- Owner’s response. The Owner is to reply in writing within 5 business days of receiving the notice, either agreeing or raising an objection. Until the Owner replies, we may suspend the affected work under that item, and the construction program is extended accordingly.
- Margin on overruns. Overruns agreed in writing by the Owner attract a 20% Builder’s Margin plus GST.
- Consequence of no notice. For any overrun incurred without prior notice under clause 3, we may not charge a Builder’s Margin and may claim only the actual cost plus GST.
- Emergencies. Costs that must be incurred immediately to avoid personal injury or property damage are not subject to clause 3; we must issue written notice within 2 business days after they are incurred.
- Claim format. Each progress claim involving a Provisional Sum is to list, by item, the original Provisional Sum, the actual cost, the increase or decrease, the margin and GST.
- Relationship to the formal contract. Once the parties sign a formal building contract, the Provisional Sum clause of that contract prevails, and the margin percentage entered in the contract is to be consistent with this quotation. New engagements outside the scope of this quotation are listed separately.
Contract Status and Compliance
Compliance
This section sets out the legal status of this quotation and the NSW statutory requirements that apply to the contract and the works. Open each clause to read it.
1Status of this quotation
This document is a Provisional Sum budget estimate and an invitation to the Owner to negotiate and enter into a formal contract. It is not itself a contract, nor a fixed-price offer capable of acceptance. Signing or acknowledging this quotation does not oblige the Owner to pay any money, and does not oblige us to start work or supply materials. Obligations to pay and to carry out work arise only once the parties sign a written residential building contract that complies with NSW law. In this document, "we", "us", "our" and "the builder" all mean the issuer of this quotation, and "the Owner" means its recipient.
All amounts are estimates. The final contract price is set by the formal contract and is adjusted at final account, under Section V and the Provisional Sum clause of that contract, by reference to verifiable actual cost plus Builder’s Margin and GST. The statutory charges listed as additional in Section IV are not part of the ten items.
2Statutory requirements for the formal contract
The work for each dwelling exceeds AUD 20,000 (incl. GST), so it requires a written large job contract that complies with the Home Building Act 1989 (NSW). According to official NSW guidance, such a contract must show the contract price on its first page and, where the price is not known or may change, include a warning. All ten items in this quotation are Provisional Sums, and the contract will be annotated accordingly. The contract must also state the cost of HBCF cover and set out the progress payment arrangements, with plans and specifications attached. Before the contract is signed, we must give the Owner the Consumer Building Guide, and the contract will include the Owner's acknowledgement of having read it. According to official NSW guidance, the formal contract must also state the Owner's name and the contractor's name and licence number exactly as they appear on the contractor licence.
According to official NSW guidance, the Owner has a cooling-off period of 5 clear business days after receiving a copy of the signed contract, and is entitled to a signed copy within 5 clear business days after signing. The deposit may not exceed 10% of the contract price. Any variation to the contract must be in writing and signed by both parties. An owner-occupier contract must also include the Security of Payment Guide. Whether a contract is an owner-occupier contract is determined separately for each dwelling.
Whether there is one contract per dwelling or one contract for both, and which standard contract form is used, are to be agreed before signing.
3Home Building Compensation Fund (HBCF) insurance
This work requires Home Building Compensation Fund (HBCF) insurance through icare. We will not ask for or accept a deposit or any other payment, and will not start work, until the cover is in place and the certificate of insurance has been given to the Owner. We propose to obtain a separate certificate for Lot 3 and for Lot 4, subject to icare's issuing rules. The premium will be stated in the contract, is listed among the additional statutory charges in Section IV, does not attract Builder’s Margin, and is borne by the Owner. Before making any payment, the Owner can check with icare or through HBC Check that the certificate is valid.
4Statutory warranties
The statutory warranties under the Home Building Act 1989 (NSW) apply automatically to this work. They cannot be excluded or restricted by the contract, and any term that purports to restrict them is void. They include that the work will be done with due care and skill, that materials we supply will be good and suitable for their purpose and, unless the contract says otherwise, new, and that the work will comply with the law.
The warranty periods run from completion of the work: 6 years for major defects and 2 years for all other defects.
All building materials are procured, paid for and supplied to the Owner by us (see Section III and Items 3 and 4), including wall panels and bathroom pods made in China. They are materials supplied by us wherever they are made. The warranties apply to them and the Owner may claim directly against us. Materials the Owner buys directly are not covered by the warranty for materials supplied by us, but we remain responsible at law for our own installation work.
5Interface with the Owner-built foundations
The foundations for both dwellings are to be built by the Owner at the Owner's cost. Whoever builds them must be qualified as the law requires: either a licensed contractor, or the Owner under an owner-builder permit. According to official NSW guidance, a permit is needed for work valued over AUD 10,000, and for work valued at AUD 20,000 or more the owner must also complete the required units of competency or hold an approved equivalent. Generally only one permit is issued in any five-year period, unless it relates to the same land or special circumstances exist. The two dwellings are on separate lots, so if the Owner intends to build both foundations as an owner-builder, the Owner should first confirm with the NSW regulator whether a permit can be obtained. Plumbing, drainage and electrical work in the foundations is specialist work not covered by the permit and must be done by appropriately licensed persons. If the Owner engages a contractor for the foundations, NSW rules require a written contract where the price exceeds AUD 5,000 (incl. GST) and, generally, HBCF cover where it exceeds AUD 20,000 (incl. GST). We propose that, before foundation work starts, the Owner give us the contractor's licence details or the permit details.
The pre-installation inspection under Item 2 only checks the set-out lines, slab edges, levels and service positions needed for installation against the installation drawings. It is not acceptance, certification or a guarantee of the foundations. Critical stage inspections of the foundations are carried out by the principal certifier, and are to be notified and arranged by the Owner or the Owner's foundation contractor as required.
Foundation tolerances, responsibility for rectification, and the costs of foundation delays or defects (such as idle crane time, container demurrage and repeat mobilisation) will be agreed in the formal contract.
6Approvals and certification
The principal certifier must be appointed by the person with the benefit of the development consent, that is, the Owner. We will not make that appointment on the Owner's behalf, and the formal contract will state the Owner's freedom to choose their own certifier. Before work starts, development consent (DA) and a Construction Certificate (CC), or a Complying Development Certificate (CDC), must be in place, and the council and the principal certifier must be given at least 2 days' notice as required.
Certifier fees and government application fees are combined within the Item 1 (BA Package) Provisional Sum and are paid by us on the Owner's behalf, with adjustment at final account under Section V; estimates are shown in Section IV. If any of these fees is paid directly by the Owner, it is deducted from our cost under Section V and is counted only once.
We will not place a production order with the factory until development consent and the CC (or CDC) have been issued and the factory shop drawings have been checked against the foundation design.
Critical stage inspections for a house generally cover footing excavation (before footings are placed), slab, frame, stormwater, wet areas and final. Wall frames, bathroom pod waterproofing and other work closed up in the factory cannot be inspected at those stages on site. Before the order is placed, the principal certifier is to confirm in writing what evidence it will accept (for example factory inspection records, photos, test or certification documents, or inspection by a third party the principal certifier accepts), and we will help provide it.
7Imported building products
Before shipment, wall panels, bathroom pods and other building materials made in China must be supported by evidence of compliance with the National Construction Code (NCC) and the relevant Australian Standards, accepted by the principal certifier. The applicable NCC edition is generally the one that applies in NSW when the application for the Construction Certificate (CC) or Complying Development Certificate (CDC) is made (currently NCC 2022 Amendment 2; according to official NSW guidance, NSW adopts NCC 2025 from 1 May 2027).
· Plumbing products: products on the WaterMark Schedule of Products must be WaterMark certified; otherwise a licensed plumber may not install them.
· Electrical equipment: must meet Australian electrical safety requirements; equipment that must be certified or registered must carry the corresponding certification or registration and marking.
· Asbestos: goods containing asbestos may not be imported into Australia, and the importer must ensure the goods are asbestos-free. Official guidance warns that overseas "asbestos-free" certificates may be unreliable and that, for prefabricated buildings, a supplier's declaration alone is not enough. Testing must be done by a NATA-accredited laboratory, or an overseas laboratory accredited by a body with a mutual recognition arrangement with NATA, on samples from the actual batch or shipment to be imported. Samples sent into Australia for testing need import permission first.
We import the building materials as the importer. Customs clearance, duties, import GST and port charges are borne by us. Which party bears the costs and delays from customs holds, testing or seizure will be agreed in the formal contract.
8Licensed trades and compliance certificates
Plumbing, drainage and electrical work is carried out by contractors holding the relevant NSW licences, including on-site connection and testing of the pipework and wiring pre-installed in the factory in bathroom pods and wall panels. Whether NSW licensed persons can test and certify the factory-installed parts is to be confirmed with the licensed electrician, the licensed plumber and the principal certifier before the order is placed.
· Electrical: the qualified person who carries out the safety and compliance test must lodge a Certificate of Compliance for Electrical Work (CCEW) through the Building Commission NSW eCert portal (or an approved API) no later than 7 days after completing the work and test.
· Plumbing: in regional NSW, inspection and enforcement are carried out by local councils and authorities. The plumber must lodge a Notice of Work with the local plumbing regulator before work starts; on completion of the work, lodge a Certificate of Compliance and give a copy to the person the work was done for; and lodge a Sewer Service Diagram and give a copy to the owner of the land.
We will hand over copies of these certificates to the Owner at completion.
9Payments
Payments are claimed under the progress payment arrangements in the formal contract, and each claim involving a Provisional Sum is set out in the format in Section V. According to official NSW guidance, progress payments must match work actually done: they may be fixed amounts or percentages tied to clearly described completed stages, or payments as work is performed and costs are incurred (which may include a margin) supported by invoices or receipts, or a combination of both. The deposit will not exceed 10% of the contract price and will only be taken after the Owner has received the HBCF certificate of insurance.
The Building and Construction Industry Security of Payment Act 1999 (NSW) also applies to owner-occupier construction contracts entered into on or after 1 March 2021. Each payment claim we serve on the Owner under that Act will be accompanied by a supporting statement in the approved form, declaring that subcontractors we engaged have been paid the amounts due. Whether the Owner lives or proposes to live in the dwelling decides whether the owner-occupier form or the standard form applies, and this is determined separately for each dwelling.
Materials: we pay the supplier for building materials in the first instance. When and on what conditions we claim payment from the Owner for materials will be set by the progress payment arrangements in the formal contract.
10Work health and safety (WHS)
Under NSW work health and safety laws, construction work valued at AUD 250,000 or more is a "construction project" and must have a principal contractor, whose duties include preparing a WHS management plan before work starts and displaying site signage. A person conducting a business or undertaking (PCBU) that commissions the construction project is the principal contractor unless it appoints in writing another PCBU with management or control of the workplace. Whether the Owner is a PCBU affects who is the principal contractor, and the parties should confirm this before signing.
Site safety arrangements during the foundation stage are the Owner's responsibility. It is proposed that, from the date the Item 2 inspection is completed and the site is handed over in writing, the Owner appoint us in writing as principal contractor for the installation stage. The handover record will state the handover date, site condition and any outstanding matters.
11Order of precedence, governing law and disputes
Once the formal contract is signed, if documents are inconsistent they apply in this order: the formal contract, then the drawings and specifications attached to the contract, then this quotation.
This quotation is issued in Chinese and English. Which version prevails if they differ will be stated in the formal contract.
This quotation and the formal contract are governed by the law of New South Wales. Disputes are dealt with under the dispute resolution clause of the formal contract. According to official NSW guidance, arbitration clauses are not permitted in a home building contract and are void, and, except where an exemption applies, home building disputes must first be referred to the NSW Fair Trading dispute resolution service (now run by Building Commission NSW) before an application can be made to the NSW Civil and Administrative Tribunal (NCAT).
12Not legal advice
This document is not legal advice. Each party should obtain its own legal advice before signing a contract.