Not every repair needs a builder, but many do, and getting it wrong can leave you without warranty protection or with work that has to be redone. Here is a practical guide to building repairs in Sydney and the rules that apply in NSW.
When a licensed builder is required
- Residential building work over $5,000 (including GST, labour and materials) must be done by someone with the appropriate NSW contractor licence.
- Specialist work such as electrical, plumbing, gas and air conditioning must always be done by a licensed tradesperson, whatever the value.
- Home building compensation (HBCF) cover is generally required for residential work over $20,000, with some exemptions such as certain multi-storey buildings.
- Class 2 apartment buildings need a builder registered under the Design and Building Practitioners Act 2020 for regulated work.
Common building repairs that need a builder
- Structural cracking and structural repairs.
- Concrete cancer and spalling concrete.
- Leaking balconies, roofs and waterproofing failures.
- Brickwork repairs, lintels and wall ties.
- Rotten or damaged framing, floors and stairs.
- Failing retaining walls.
- Defects identified in a building or pre-purchase report.
When you also need an engineer
Repairs that affect the structure, such as beams, footings, load-bearing walls, slabs and retaining walls over about a metre, should be specified by a structural engineer. A good builder will tell you when an engineer is needed and can help you engage one.
Strata building repairs
In strata buildings, common property repairs are the owners corporation's responsibility and usually need its approval. Larger remedial works are typically specified by an engineer and tendered to several builders.
Getting a fair quote
- Describe the problem clearly and send photos.
- Ask the builder to inspect before quoting.
- Ask for an itemised quote that explains the cause and the repair method.
- Check the licence, insurance and warranty before signing.
- Get a written contract. NSW requires written contracts for residential work over $5,000.
Warranties
Residential building work in NSW carries statutory warranties under the Home Building Act 1989: six years for major defects and two years for other defects.
Building repairs across Sydney
METCON is a licensed Sydney builder (384697C) and DBP registered for apartment buildings. See our remedial building services or send us photos for a free assessment.
Frequently asked questions
Do I need a licensed builder for small repairs in NSW?
Residential building work over $5,000 including GST requires an appropriately licensed contractor. Electrical, plumbing and gas work always needs a licensed tradesperson.
Do building repairs come with a warranty?
Residential building work in NSW carries statutory warranties under the Home Building Act 1989: six years for major defects and two years for other defects.
When do building repairs need an engineer?
When they affect the structure, such as beams, footings, slabs, load-bearing walls and larger retaining walls.
