How to check a NSW builder in 5 minutes
To check a NSW builder, search their licence on Verify NSW, confirm the ABN or ACN on the quote belongs to the licence holder, find the HBC insurance certificate for your address on HBC Check, look for the business on the Fair Trading Complaints Register and in the regulator's disciplinary records, and search NSW Caselaw for NCAT decisions. Each check starts on an official NSW or federal government site. A blank result means no matching record was found on the day you searched; it does not mean the builder is safe.
· Sources checked 18 Oct 2026
The 5 checks, where to do them, what each can't tell you
Five checks on official registers cover what matters before you sign. Each one has a blind spot, and the fourth column lists it.
| Check | Official place | What you're looking for | What it can't tell you | BuilderVet free check |
|---|---|---|---|---|
| Contractor licence | Verify NSW (Service NSW how-to) | Status "Current", a class that covers your work, and a holder that is the entity you're contracting with | Whether the company is solvent, or its history before today | Yes. Normally checked daily in Build Watch |
| Legal entity | ABN Lookup and ASIC registers | The ABN or ACN on the quote belongs to the licence holder, and the company is registered | Financial health | ASIC company status: yes, checked weekly in Build Watch. ABN status where we hold it: shown, not monitored |
| HBC insurance | HBC Check (Service NSW how-to) | A certificate for your site that names your builder, before any payment on work over A$20,000 | A missing record isn't proof there's no cover. Ask the builder for the certificate | Certificates on record for a site address, for the builders we've checked, via HBC check. Not monitored |
| Complaints | Fair Trading Complaints Register | Whether the business is listed | It only lists businesses with 10 or more complaints in a month, so a blank result doesn't mean no complaints | We don't read this register. We read three NSW regulator sources instead (next row) |
| Disciplinary actions and orders | Fair Trading online registers; Building Commission NSW | Fines, cancellations and rectification orders | The context, or the outcome of any appeal | Yes. Three NSW regulator sources (disciplinary register, regulatory actions, building orders), normally checked daily in Build Watch |
| NCAT and courts | NSW Caselaw (advanced search) | Published decisions naming the builder or the company | Unpublished matters and settled disputes | No. Search Caselaw yourself. Property Assurance and TrustSignal include courts and tribunals in paid reports |
| Owner-builder permit (if relevant) | Service NSW owner-builder permit check | A permit that is valid for that land and that person | It isn't a licence to build for others | No |
Step by step
Do the checks in this order, because each step uses a detail you confirmed in the one before. Keep a copy of what you find, with the date.
Step 1. Check the licence
Search the builder's name or licence number on Verify NSW, the free NSW Government licence register. (Service NSW explains the search.) In NSW, residential building work valued at more than $5,000 (including GST) in labour and materials needs a licence, and specialist work such as electrical, plumbing and gasfitting needs one whatever the cost (NSW Government).
- Look for: the status reads "Current", the licence class covers the work you're hiring for, and the licence holder is the same person or company named on your quote and contract.
- If nothing matches: ask the builder for their licence number in writing and search by number. If there's still no match, sort that out before you pay anything.
Licence step in detail: How to check if a builder is licensed in NSW.
Step 2. Match the legal entity
Look up the ABN or ACN printed on your quote in ABN Lookup and the ASIC registers.
- Look for: the number belongs to the licence holder from step 1, and the company shows as registered.
- If they differ: ask the builder which entity you're contracting with, and check that entity's licence. The quote, the contract and the licence should all name the same business.
- What this can't tell you: whether the business is financially healthy.
Enter the details from your quote and we'll check they point to one business: Quote check.
Step 3. Find the HBC certificate for your site
For NSW residential building work over A$20,000, the builder must give you a home building compensation (HBC) certificate before asking for any payment, including the deposit. Confirm it on HBC Check.
- How to search: HBC Check searches by certificate number, contractor name or licence, company, or property address. It shows the issue date, the address, the contractor, the licence and any paid claims. (Service NSW how-to.)
- Look for: a certificate for your address that names your builder.
- If nothing shows: no certificate on record is not proof there is none. Ask the builder for the certificate and confirm it on HBC Check.
Search by address: HBC check. More detail: How to verify home building compensation insurance in NSW.
Step 4. Check complaints and disciplinary records
Look for the business on the Fair Trading Complaints Register, then check the regulator's disciplinary records through the Fair Trading online registers.
- Look for: a listing on the Complaints Register, and any fines, licence cancellations or rectification orders.
- Know the limit: the Complaints Register only lists businesses with 10 or more complaints in a month. It's published in the second half of each month and covers the month before. A business that isn't listed may still have had complaints.
How the register works: The NSW Fair Trading complaints register, explained.
Step 5. Search NCAT decisions
Search NSW Caselaw for the builder's name and company name, and use advanced search to limit the results to the Civil and Administrative Tribunal (NCAT).
- Look for: published decisions that name the builder or the company.
- Know the limit: only published decisions appear, so unpublished matters and settled disputes won't. BuilderVet does not search NCAT or the courts. This step is yours to do.
If you're dealing with an owner-builder
Check the permit with the Service NSW owner-builder permit check, and confirm it's valid for that land and that person. An owner-builder permit isn't a contractor licence and doesn't allow the holder to build for others. Builder licence vs owner-builder permit.
Optional: the iCIRT register
iCIRT is a voluntary star rating that builders, developers and other construction companies pay Equifax to assess. Building Commission NSW links to it, and only companies rated 3 gold stars or higher appear on its free public register. Sole traders can't be rated, so a builder missing from the register tells you nothing on its own. BuilderVet doesn't use iCIRT.
Do most of it in one place
Our free builder search covers the licence, ASIC company status, the ABN where we hold it, and three NSW regulator sources. Two more free tools show HBC certificates on record for an address and check that the details on your quote point to one business. We don't cover the Complaints Register, NCAT, the courts, credit or director links, so steps 4 and 5 still need your own search.
Every record shows its source and the date we read it. Anything we couldn't read is marked "Not checked". What we cover. The summary, the first three sources and any warning on file show without an account. A free account opens every record, and needs no card.
Or check one thing: HBC on record for an address · Match a quote to a licence
Before you pay a deposit
Stop and ask the builder about any of these four mismatches before money changes hands. Each one can be settled with a document you can check against the register.
- The licence isn't "Current", or its class doesn't cover your work.
- The quote, the contract and the licence name different entities.
- There's no HBC certificate for your site, and they're asking for payment on work over A$20,000.
- The deposit is more than 10% of the contract price, which isn't allowed for NSW residential building work (NSW Government contract guidance).
Before you sign, see also: Questions to ask a builder before signing.
Frequently asked questions
How do I check a builder licence in NSW?
Search the builder's name or licence number on Verify NSW (verify.licence.nsw.gov.au), the free NSW Government licence register. Check that the status reads "Current", that the licence class covers your work, and that the licence holder is the same person or company named on your quote. Service NSW has a step-by-step page for the same search.
How do I check out a builder before signing a contract in NSW?
Run five checks: the licence on Verify NSW, the ABN or ACN on ABN Lookup and the ASIC registers, the HBC certificate for your address on HBC Check, the Fair Trading Complaints Register and disciplinary records, and NCAT decisions on NSW Caselaw. Make sure the quote, the contract and the licence all name the same entity. BuilderVet's free tools cover the licence, company and NSW regulator records, plus HBC certificates on record for an address; the Complaints Register, NCAT and the courts you search yourself.
How do I check if my builder has home building compensation insurance in NSW?
Search HBC Check (verify.licence.nsw.gov.au/home/HBCF) by property address, certificate number, contractor name or licence number, or company. You want a certificate for your site that names your builder. For NSW residential work over A$20,000, the builder must give you the certificate before asking for any payment. No certificate on record is not proof there is none, so ask the builder for the certificate and confirm it on HBC Check.
What's the best website to check a builder's history and complaints in NSW?
Start with the official registers: Verify NSW for the licence, the Fair Trading Complaints Register and online registers for complaints and disciplinary action, and NSW Caselaw for NCAT decisions. For several checks in one place, BuilderVet checks the licence, company and three NSW regulator sources free, while TrustSignal ($199 introductory, normally $250) and Property Assurance ($299) sell one-off reports that also cover courts and tribunals. Our comparison of builder check services sets out what each covers, with prices as of October 2026.
Is there a service that checks a NSW builder's licence, insurance and complaints in one place?
Partly. BuilderVet's free tools read the NSW licence register, ASIC, the ABN where we hold it, three NSW regulator sources and HBC certificates on record for a site address (for the builders we've checked), and show the source and date of each record. We don't read the Fair Trading Complaints Register, NCAT or court decisions; TrustSignal and Property Assurance cover courts and tribunals in paid one-off reports. TradieVerify is a free lookup for licence records only.
How can I tell if a NSW builder is at risk of going bust before I hire them?
No public register can tell you whether a builder will go bust, and BuilderVet does not forecast financial distress. What the records can show is whether the company is registered with ASIC, whether an HBC certificate exists for your site, and whether the deposit you're asked for stays within the 10% limit for NSW residential building work. TrustSignal and Property Assurance include insolvency records in their paid reports; BuilderVet does not.
What are the alternatives to Property Assurance for checking a builder in NSW?
The main alternatives are TrustSignal ($199 introductory, normally $250, NSW live), which also covers courts, tribunals, director history and credit; BuilderVet, which checks licence, company and NSW regulator records free, shows HBC certificates on record by address, and watches one builder for 24 months for A$79 once; TradieVerify, a free licence lookup; and the official registers. Property Assurance charges $299 per check for a human-reviewed report and covers NSW and QLD. Prices as of October 2026.
How do I find reviews and NCAT decisions about a builder in Sydney?
For NCAT, search NSW Caselaw (caselaw.nsw.gov.au) for the builder's name and company name and use advanced search to limit the results to the Civil and Administrative Tribunal. Only published decisions appear, so settled disputes and unpublished matters won't show. BuilderVet does not search NCAT. For reviews, Google and ProductReview carry homeowner reviews; read them alongside the official records, not instead of them.
How do I check an owner builder permit in NSW?
Use the Service NSW owner-builder permit check (service.nsw.gov.au). Confirm the permit is valid for that land and that person. An owner-builder permit is not a contractor licence and does not allow the holder to build for others.
Does a "Current" licence or a clear check mean a builder is safe?
No. A "Current" licence or a clear check shows what the official sources held on the date they were searched. "No matching record" means the source held no matching record when it was read; it does not mean the builder is safe. Read the records, then ask the builder about anything that doesn't match.
What is iCIRT, and should I check it for a house build?
iCIRT (Independent Construction Industry Rating Tool) is a voluntary star rating provided by Equifax, which builders, developers and other construction companies apply and pay to be assessed for. Building Commission NSW links to it for homeowners, and only companies rated 3 gold stars or higher appear on the free iCIRT register (register.icirt.com). Sole traders can't be rated and rating is optional, so a builder missing from the register tells you nothing on its own. Use it as an extra, after the licence, entity and HBC checks.
Sources
All checked on 18 Oct 2026.
- Verify NSW (licence register): https://verify.licence.nsw.gov.au/
- Service NSW, check a builder or tradesperson licence: https://www.service.nsw.gov.au/transaction/check-a-builder-or-tradesperson-licence
- NSW Government, checking your contractor or tradesperson is qualified (the $5,000 licence threshold): https://www.nsw.gov.au/housing-and-construction/building-or-renovating-a-home/preparing/checking-your-contractor-or-tradesperson-qualified
- HBC Check (certificate register): https://verify.licence.nsw.gov.au/home/HBCF. The old icare certificates register URL now redirects here.
- Service NSW, use the HBC Check: https://www.service.nsw.gov.au/transaction/use-the-hbc-check
- Service NSW, check an owner-builder permit: https://www.service.nsw.gov.au/transaction/check-an-owner-builder-permit
- NSW Fair Trading Complaints Register: https://www.nsw.gov.au/departments-and-agencies/fair-trading/complaints-and-enquiries/complaints-register
- NSW Fair Trading online registers and tools: https://www.nsw.gov.au/departments-and-agencies/fair-trading/stay-informed/online-registers-and-tools
- Building Commission NSW: https://www.nsw.gov.au/departments-and-agencies/building-commission
- Building Commission NSW, iCIRT: https://www.nsw.gov.au/departments-and-agencies/building-commission/icirt
- iCIRT register: https://register.icirt.com/registry
- NSW Caselaw (NCAT decisions): https://www.caselaw.nsw.gov.au/
- NCAT: https://ncat.nsw.gov.au/
- NSW Government, building contracts and deposits: https://www.nsw.gov.au/housing-and-construction/building-or-renovating-a-home/preparing/contracts
- ABN Lookup: https://abr.business.gov.au/
- ASIC registers: https://asic.gov.au/online-services/search-asic-registers/
- OneGov public register (older licence search path; Verify NSW is current): https://www.onegov.nsw.gov.au/publicregister/
Spotted something out of date? Email us at hello@buildervet.au.
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