Time to consider EV charging in your new build – what you need to know for a future-ready home design A wall-mounted home EV charger in a Brisbane garage allows convenient overnight charging for your electric vehicle. Imagine pulling into your driveway on a warm Brisbane evening, the sun setting behind suburban gum trees. You step out of your electric vehicle (EV) and plug it straight into a charger on your garage wall – no detours to public charging stations, no waiting in line, just the simple satisfaction of charging at home while you unwind. By morning, your car is fully charged, ready for the commute or a weekend getaway. Sound futuristic? It’s closer than you think. EVs are rapidly becoming mainstream in Queensland – in fact, electric vehicle sales in QLD surged by nearly 80% in one quarter, making up over 8% of new car sales by mid-2025 . As more Queenslanders embrace electric cars, home charging is set to be the new normal . The majority of EV charging already happens at home, and building a new home is the perfect opportunity to make your garage EV-ready from day one . In this blog, we’ll explore why including EV charging in your new home build is worth it , especially for eco-conscious homeowners in Brisbane. We’ll demystify the difference between single-phase and three-phase power (and why it matters in South East Queensland), and show how planning ahead can save you money and headaches down the track. You’ll learn what’s involved in installing a home EV charger , the perks of working with a builder who truly understands future-proof design, and why The Markon Group – a family-run Brisbane builder – is a great team to help bring your sustainable, future-ready home to life. Let’s dive in! Why Plan for EV Charging in Your New Home? Building a new home is all about investing in the future – and part of that future is electric. Even if you don’t own an EV yet, there’s a good chance you will during your home’s lifetime (or you’ll host visitors who do). Planning for EV charging now ensures your home is ready for the fast-growing electric vehicle revolution . Consider this: Queensland’s government has been busy rolling out the Electric Super Highway , the world’s longest EV charging network within a single state, stretching from Coolangatta to Cairns. It’s clear the Sunshine State is gearing up for an electric transport future, and homeowners can ride this wave by setting up convenient charging at home. Including an EV charger during a new build is far easier and cheaper than retrofitting one later. When you plan ahead, you can incorporate the necessary electrical capacity, wiring and space for a charging station right into the house design. That means no tearing up walls or driveways down the track – your garage will be EV-ready on move-in day. Plus, an integrated charging setup looks neat and intentional (no ugly extension cords or makeshift solutions). It becomes a feature of your home, much like a modern kitchen or a smart home system, potentially adding resale value by appealing to the ever-growing segment of EV-driving buyers. There’s also the everyday convenience and cost savings to consider. Charging at home allows you to take advantage of off-peak electricity rates or soak up excess energy from any solar panels you install. It’s significantly cheaper per “fill-up” than petrol – and you’ll never have to visit a petrol station again (one less chore on your weekly list!). For Brisbane residents, imagine being able to leave the house each morning with a “full tank” courtesy of overnight off-peak power or Queensland’s abundant sunshine feeding your battery. It makes owning an EV utterly seamless. No scrambling to find a public charger around South Bank or Chermside; your home has you covered. Last but not least, choosing to include EV charging is a statement about your values . It shows you’re building not just for today, but for the cleaner, greener tomorrow. It aligns with a sustainable lifestyle – pairing nicely with solar power, home batteries, and energy-efficient design choices. You’re essentially future-proofing your new home for the technologies (and realities) of the coming decades. When the neighbors drive by and see that EV charger on your garage wall, they’ll see a home that’s ahead of the curve – and you’ll feel the peace of mind that comes with knowing you planned for the long run. Single-Phase vs. Three-Phase Power in SEQ: What’s the Difference? One technical aspect that inevitably pops up when planning for a home EV charger is power supply : should your house have single-phase or three-phase power? Let’s break it down in everyday terms, and specifically what it means for Brisbane and South East Queensland (SEQ) homes. Most homes in Australia (and indeed around Brisbane) run on single-phase power , which is like a single-lane road delivering electricity into your house. It’s typically 230 volts and perfectly adequate for standard appliances and lighting. Three-phase power , on the other hand, is like a three-lane highway: your home gets three active power lines instead of one, delivering 400+ volts between phases. The result? More capacity and a steadier flow of power , ready to handle heavier loads. In the past, three-phase was mainly for commercial sites or very large homes, but times are changing. With more people installing energy-hungry goodies like ducted air conditioning, pool heat pumps, large solar systems, and yes, EV chargers , three-phase is moving into the residential scene. In fact, more and more Queensland homeowners are choosing to upgrade to three-phase as they embrace these advanced technologies. So, what’s the practical difference for your EV charger? It comes down to charging speed. A single-phase connection can comfortably support up to about a 7 kW charger , which will charge an average EV battery overnight. A three-phase connection can allow for 11 kW or even 22 kW charging if your car and charger support it, meaning much faster top-ups. To put it another way: a standard 32-amp circuit on single-phase might add roughly 40-50 km of range per hour to your EV, whereas on three-phase that could jump to 120+ km per hour. That’s a big difference if you ever need a quick turnaround or you’re charging multiple EVs. Three-phase power is ideal for high-power EV charging and running multiple big appliances at once – it spreads the electrical load so you’re less likely to trip breakers when the car charger, aircon, and oven are all running. In SEQ, many new suburban developments still default to single-phase connections, but upgrading to three-phase is usually possible if the local infrastructure supports it. It often involves a higher connection fee or some extra work by Energex (the local network provider), but if you’re building new, this is the moment to decide. Importantly, having three-phase in a new build gives you more headroom for the future . Even if a 7 kW home EV charger suits you fine today, you might later find you want a second charger (two EV household, anyone?) or a charger that can deliver extra-fast charging. With three-phase, you’ll be ready. It’s about future-proofing. As one guide for homeowners puts it, three-phase offers better appliance support and room to grow – perfect if you plan on adding a second EV, battery storage, or other high-power systems down the line. That said, single-phase isn’t a deal-breaker for EVs. Plenty of EV drivers in Brisbane charge happily on single-phase power. A 7 kW (single-phase) charger can add around 30-50km of range per hour, which is ample for overnight charging in most cases. If you typically drive, say, 50 km a day, a single-phase home EV charger will refill that in a couple of hours each evening. So don’t panic if three-phase isn’t feasible in your location – you can still charge an EV just fine. The key is knowing the difference: three-phase will simply give you more speed and capacity , and if you have the option during your build (and the budget allows), it’s worth considering for the flexibility it provides. Upgrading later can be costly – often several thousands of dollars (a three-phase upgrade might cost $4,000–$6,500) if not planned initially – so it’s a one-time decision that’s best made with the long view in mind. Plan Ahead to Save on EV Charging (and Headaches!) One of the biggest themes in sustainable home design (and one we champion at The Markon Group) is planning ahead . When it comes to EV charging, a little foresight during the construction phase can save you a lot of hassle and money later. Think of it as laying the groundwork now so you’re not breaking ground later . What does planning ahead for an EV charger involve? It can be as simple as running the right cable and conduit to your garage or carport during the build . For example, if you upgrade to three-phase power, have your builder or electrician run a dedicated heavy-duty circuit (often a 6mm² or larger cable) from your switchboard to the intended charger location while the walls are open. Even if you don’t install the actual charger unit immediately, you’ll have “roughed in” the setup – making a future installation basically plug-and-play. This pre-wiring step is relatively inexpensive to do as part of a new build (it might just be a tiny line item in your electrical plan), but retrofitting it later could mean opening up walls, pulling cable through finished parts of the house, and patching/plastering afterwards. Incorporating it now means avoiding that mess and expense down the track. Another aspect of planning is space and layout . Decide where on your garage wall you’d mount an EV charger. Ideally it’s near where the car’s charging port will be when parked – you might even consider adding an extra power outlet or a shelving niche for charging equipment. If you’re building a double garage and foresee two EVs, map out two spots. These are small design considerations that cost nothing to think about, but make life easier later. We’ve seen clients who, years after moving in, wish they had placed their electrical panel or added a conduit in a certain spot for an EV charger – and kicking themselves that they didn’t do it initially. It’s all about foresight. Importantly, planning ahead can save you money on electrical upgrades . If your new home’s electrical system is designed with EV charging in mind, your builder can ensure the switchboard has capacity for an extra circuit, and that you have the right mains supply. For instance, adding a high-capacity circuit might require a switchboard upgrade or a larger mains connection if done later; during a build, those can be factored in much more smoothly. The cost of upping your mains or installing a bigger board is much easier to absorb in the construction phase than as a standalone project later on. And as noted, if you think you’ll want three-phase eventually, do it from the start. Many eco-conscious homeowners in Brisbane are now opting for three-phase upfront, not just for EVs but because they plan to add solar panels, battery storage, electric pool heaters and other future goodies that all benefit from a beefier supply. It’s all connected – literally! Let’s not forget the paperwork and compliance side. In Queensland, any significant electrical work (like installing a wired EV charger) requires a licensed electrician and must comply with standards. By planning these in advance, your builder (in coordination with an electrician) handles the approvals or designs to code as part of the build. It rolls into your building certification. Later on, if you suddenly decide to whack a charger in, you’d need to arrange separate permits or at least electrical inspections, which is totally doable but another round of admin and possibly fees. Planning ahead simplifies that – one plan, one approval, done. In short, future-proofing is easiest and cheapest at construction time . A little forward planning can save you from ripping up your nice new garage in a year or two. As the saying goes, build for the life you’re going to have, not just the life you have today. If there’s even a inkling that an EV (or two) is in your future, talk to your builder about making your home EV-ready now. You’ll thank yourself later when everything is ready to go the moment you drive home that shiny new electric car. What’s Involved in Installing a Home EV Charger? You might be wondering what actually goes into installing that nifty charger on your garage wall. The good news is, for a detached home, it’s usually a straightforward job for a qualified electrician – especially if you’ve planned ahead. Here’s an overview of what’s involved in adding a home EV charger in Queensland: Choosing the Right Charger: First, you’ll select a home charger unit (often called a Wallbox or EVSE – Electric Vehicle Supply Equipment). Most homeowners opt for a Level 2 AC charger, which typically delivers anywhere from 3.6 kW up to 7 kW on single-phase, or 11–22 kW on three-phase. These units come from various brands (Tesla, Schneider, Wallbox, Ocular, etc.), and many are universal (compatible with any EV). They’re usually wall-mounted and roughly the size of a large tablet or briefcase. Some have smart features like Wi-Fi connectivity (for monitoring usage or solar integration), while others are simple plug-and-charge. When building a new home, you don’t necessarily have to buy the charger immediately – but it’s good to decide the specs you’ll eventually want, so the wiring and power supply can be prepared accordingly. Electrical Wiring and Capacity: Installing a home EV charger is not as simple as plugging in a toaster. It involves running a dedicated circuit from your main switchboard to the charger location. This circuit needs to be rated for the charger’s load (for example, a 32A circuit for a ~7 kW charger). A licensed electrician will handle this – and indeed, Australian law requires a licensed electrician to install any dedicated EV charger . Often a new circuit breaker (and safety switch/RCD) is added to your switchboard for the charger. In some cases, especially for higher-capacity chargers, your electrician might need to upgrade your switchboard or even your connection to the grid to support the additional load. This is why planning is key: if your builder already accounted for this, you’ll have the space and capacity ready. If not, the electrician may need to swap out your board for a larger one or upgrade fuses – which adds cost. Installation and Mounting: The physical installation involves mounting the charger unit securely to the wall (garages are ideal, as chargers are weatherproof but last longer in sheltered locations). The electrician will then connect the unit to the dedicated power supply line. This might involve some drilling through walls or ceilings to route the cable, which is far easier if done pre-gyprock in a new build, but can also be done in existing homes (usually via crawlspaces or conduit along walls). The charger is wired into your switchboard, tested, and configured. The electrician will ensure it’s properly earthed and that all safety mechanisms are in place. Typically, they will also set up any smart functions or link it to your Wi-Fi if it’s a connected charger. Compliance and Testing: After installation, the electrician will test the charger – often with the EV or a testing device – to ensure it delivers the proper current and that safety cut-offs work. You’ll receive a compliance certificate or documentation as required. Queensland (and Australian) standards are strict on electrical work, so you can rest assured that when installed correctly, these chargers are very safe. They have multiple layers of protection (circuit breakers, residual current devices, etc.) to prevent any electrical faults. It’s one reason doing it the right way (with the right professionals) is crucial – you don’t want DIY or unqualified installations when we’re talking about high electrical loads. Using Your Home EV Charger: Once it’s in, using your charger is blissfully easy. For most units, it’s simply a matter of parking your car, taking the charger’s tethered cable (or your car’s own charging cable if the unit uses a socket), and plugging it into the car. Charging begins automatically. Many chargers have indicator lights to show charging status, and some can be programmed via an app to charge at specific times (like overnight off-peak hours). From day one, you’ll love the convenience. It’s as routine as charging your phone at night – plug in, go to sleep, and wake up to a “full tank.” If you have solar panels on your roof, you might even configure your charger or home energy system to preferentially use solar power to charge during the day. How good is that – driving on pure Queensland sunshine ? In summary, installing a home EV charger involves a bit of electrical work but is a one-time job that yields daily benefits . For new builds, it’s even smoother, since all the wiring can be laid in advance. And with a professional doing the work, you’ll have confidence that your setup is safe, compliant, and optimized. At The Markon Group, we often coordinate with our trusted electricians during the build so that, whether our client wants the charger installed immediately or just the provisions in place, everything is done right. Seeing that charger on the wall when you move in – or the capped conduit waiting for a future unit – really underscores that your home is EV-ready and built for the future. Future-Proof Design: Work with a Builder Who “Gets It” It’s one thing to decide you want cool sustainable features in your new home – it’s another to actually implement them seamlessly. This is where working with a builder who truly “gets” future-proof design makes all the difference. By future-proof, we mean a home designed to adapt to evolving technology and lifestyles: think EV charging, solar power, home automation, battery storage, smart appliances, advanced networking and more. As technology marches on, you want a house that can march right along with it, rather than one that gets left behind and requires constant retrofits. A forward-thinking builder in Brisbane will bring up these topics early in the design phase. They’ll ask questions like: “Do you plan to drive an electric car in the near future?” “Should we include extra data cabling for that home office or smart fridge?” “How about positioning your switchboard and wiring routes to accommodate solar inverter and battery installation later?” These are the kinds of conversations that not every builder will have – especially the volume builders churning out cookie-cutter homes. But a custom builder attuned to future-proofing will ensure your new home isn’t obsolete the day you move in . They stay on top of trends and emerging norms. For example, not so long ago, hardly any homes had dedicated EV charging circuits; now, a savvy builder will rough-in an EV charger provision as a standard recommendation, much like wiring for air-conditioning or alarm systems. Working with a builder who understands these things can save you money and frustration . They can coordinate all the necessary trades and components during construction. If you want solar panels on the roof, they’ll design the roof for it (orientation, pitch, clear of shading). If you want an EV charger, they’ll make sure the garage has the right amperage and perhaps even an extra conduit in place. It’s all done in one go. Contrast this with a scenario where you move into a brand new house only to find out that adding an EV charger means tearing out half the garage drywall because no one thought of the conduit – yikes. Another benefit is compliance and quality. Builders experienced in future-proof design are familiar with local regulations and best practices for these installations. They know, for example, that Energex (in SEQ) might have certain requirements for connecting a solar system or that EV chargers should be on their own circuit. They design and build proactively with those in mind, so when the time comes, there are no nasty surprises or rework required. It’s a holistic approach – your home is viewed as an ecosystem that should work in harmony from the get-go. Let’s talk specifically about The Markon Group for a moment. We pride ourselves on being exactly this kind of builder. Our philosophy is that a home should fit your life, not the other way around . And your life is moving into an era of electric vehicles and smart everything. We see it as our job not only to pour the slab and raise the walls, but to anticipate your future needs as much as possible. That’s why we love discussing things like EV charging, solar integration, energy-efficient fixtures, and smart home systems with clients right from the start. We keep up with industry developments and Queensland building innovations, so we can make suggestions you might not even have thought of. Building a home is a partnership – we bring expertise on what’s coming down the line (from building code changes to tech trends), and you bring your vision of how you want to live. Somewhere in the middle, we craft a house that’s ready for whatever the future holds. In practical terms, working with a future-focused builder means fewer compromises . You won’t hear, “Oh sorry, we can’t do that” when you ask about an EV charging outlet or a battery storage nook or a three-phase upgrade. Instead, you’ll get solutions and enthusiasm. We’ve heard horror stories of people asking big project builders about solar or electric vehicle provisions and getting blank stares or huge variation quotes. A builder who “gets it” will either include it upfront or design it in such a way that adding it is straightforward. The result? Your home is not just built for now, but for 5, 10, 20 years from now . When your kids start driving electric, or you decide to buy an electric boat (hey, could happen!), or new smart appliances hit the market, your home will be ready to accommodate those with minimal fuss. Why Choose a Family-Run Builder Like The Markon Group? Choosing a builder is as much about trust and values as it is about floorplans and fixtures. The Markon Group is a proud family-run builder based in Browns Plains, Brisbane, and we believe that makes a difference in how we approach every project – including integrating features like EV charging for our clients. We often say we’re “Approachable, Friendly, Family Builders that Care,” and our clients seem to agree. But what does that mean in practice for you and your future-ready home? For one, it means personalized service and genuine partnership . As a family business, when you talk to us, you’re likely talking to one of the company owners or a tight-knit team member – not a corporate sales rep ticking boxes. We take the time to listen to your ideas (the crazier, the better – we love a challenge!) and actually incorporate them. If you come to us saying, “We’d love to include an EV charger and maybe plan for solar and a rainwater tank,” you won’t get a blank look or a cookie-cutter response. You’ll get excited collaborators who say, “Great, let’s make a plan.” In our experience, great homes are built when the builder and homeowner are on the same page and excited about the vision . Being family-run, we treat your project like it’s for one of our own – we want it to be perfect for you. Next, a builder like us brings local expertise and longevity . We’ve been building homes around South East Queensland for over three decades. This means we’ve seen trends come and go, and we know what works in our climate and community. Brisbane’s hot summers, occasional severe storms, the local council regulations, the quirks of Queenslander culture – we factor all that in. When we integrate something like an EV charger, we know to consider things like ventilation in a garage (for battery charging heat dissipation, for instance), or the impact on your electrical load during peak summer AC usage. We design holistically. Our homes stand the test of time not just because we use quality materials, but because they’re thoughtfully designed with the homeowner’s needs and QLD conditions in mind . Also, being a smaller family builder allows us to be flexible and innovative . We’re not stuck churning out the same template house 100 times a year. Every Markon build is unique, and that means if you want the latest tech or a custom feature, we can probably do it (and we’ll enjoy doing it!). We stay updated on the latest in sustainable building – for instance, new energy-efficient construction methods, or new products like home battery systems, smart thermostats, and yes, EV charging equipment. We bring that knowledge to you. It’s no coincidence that our blog covers topics like solar power, home automation, and EV charging – we’re always educating both ourselves and our customers. We want to lead by example as builders of the future. Finally, when you choose a family-run builder like The Markon Group, you get accountability and heart . Our name – our family name, effectively – is on every home we build. We don’t hide behind a brand façade. That means we deeply care about our reputation and your satisfaction. If we commit to making your home EV-ready, we’ll do it diligently and transparently. We’ll explain the process, costs, and benefits in plain language. There’s no upsell game or fine print surprises. This integrity builds trust – the kind of trust where you feel comfortable asking any question (“Hey, can I plug in two cars at once?” – answer: yes, we’ll design for that!) and you know we have your best interests at heart. We want you to not only love your home on the day you move in, but also years later when those “future-proof” features we included start to really pay off. In short, The Markon Group is not just a builder – we’re your partners in creating a home that fits your life. And if your life is leaning towards electric vehicles and sustainable living, we’re right there with you, ready to make it happen.  Ask us about including EV charging in your new build. We are a great family custom home builder and would love the opportunity to discuss your future build — reach out to us today.

If you’re building in South-East Queensland, your north-facing roof is prime real estate for solar. But don’t forget — east and west-facing planes are also strong performers, especially for morning and afternoon loads. Whatever your array mix, every vent, flue, whirlybird, antenna, or skylight you allow on those planes steals space, complicates panel layout, and can cast shade that cuts generation for years. The fix is simple and smart: during design and rough-in, reroute services through the attic and exit them on the south roof (or gable end) wherever compliant. Plan it once, benefit for decades. The Markon Group bakes this coordination into our custom design process so your roof is solar-ready from day one. Why the North Roof Is Gold (But East & West Matter Too) In the southern hemisphere, the sun tracks across the northern sky . For Brisbane and SEQ, that means your north-facing roof plane receives the most consistent sunlight across the day and year. This is the premium surface for solar. But here’s the nuance: East-facing roofs pick up the bright morning sun , giving you power as your home wakes up. West-facing roofs capture the afternoon sun , valuable when appliances, pool pumps, or A/C units run hardest. That’s why in many modern solar designs, a mix of north, east, and west is used for a balanced generation curve. The critical rule? Keep all these productive planes clear of services . The south roof is the workhorse for penetrations—it’s the least productive face in SEQ, and the perfect place for vents, flues, skylights, antennas, and penetrations that would otherwise choke your array. The Culprits Stealing Your Sun Here’s what typically lands on the north, east, or west planes —and why they belong on the south : Bathroom/Toilet Exhaust Vents Kitchen Rangehood Ducts Plumbing Vent Stacks (DWV) Whirlybirds / Roof Ventilators Flues (Gas Appliances, Heaters, Fireplaces) Skylights / Solar Tubes Antennas, Satellite Dishes, Data/Conduit Stubs Parapets, Dormers, Satellite A/C Penetrations All of these clutter productive roof faces. By design, they should be rerouted to the south roof or gable end . Attic Rerouting 101: How We Preserve Your Solar Planes With a custom builder, you don’t need to project-manage the trade-offs. We design them in. The playbook: Declare the “Solar Priority Zones” Shade the north, east, and west planes as no services here. Reserve them for PV array layout. Direct all penetrations to the south roof . Create Service Corridors in the Attic Use attic runs to cross rafters/trusses and pop out on the south . Maintain compliance for duct length, fan sizing, and insulation. Choose Exit Points Smartly South roof preferred. Gable ends/walls secondary option. Eaves vents discreet and solar-friendly. Consolidate Services Cluster cowls together on the south face . Use low-profile flashings to minimise wind exposure. Map PV Arrays Early Plan for north as primary, east and west as strong secondary. Keep those planes clear so string layout is easy and efficient. When to Decide: Your Build Timeline Concept Design Orient roof forms so north plane is generous. Allow good east and west areas for future-proofing. Note: All services to be designed for the south roof . Pre-Contract / Selections Confirm appliance choices, skylights, and service exit needs. Document service-free north/east/west planes. Frame Stage & Rough-In Mark attic service corridors. Confirm duct diameters and fan capacities for rerouted paths. Roof Sheeting/Tiling Install all penetrations on south roof first. Photograph as-builts for solar installer handover. Comfort & Efficiency: No Compromise Even if duct runs are longer, performance is protected by: Upsizing fans Using insulated ducting Keeping bends minimal Maintaining condensate falls Result: You keep comfort inside while keeping solar yield outside. Future-Proofing with South Roof Services By designating the south roof as the service zone , you: Maximise panel rows on north . Keep east and west free for future morning/afternoon expansion. Create upgrade space for EV chargers, pool heating, or bigger batteries later. Roof Types: Colorbond vs Tile Colorbond : Easy for solar racking, penetrations best placed south-side. Tile : Dedicated vent tiles; again, south-side is best. Whichever roof you choose, fewer holes on north/east/west = more PV. Dollars & Sense: A Simple Illustration Let’s say rerouting lets you add 4 extra panels that would’ve been blocked by a vent and a flue. 4 panels × 400 W each = 1.6 kW added capacity. Average ~4 sun-hours/day across the year in SEQ (illustrative). Daily energy: 1.6 kW × 4 h = 6.4 kWh/day . Annual energy: 6.4 × 365 = 2,336 kWh/year . At $0.30/kWh , that’s roughly $700/year in energy value. Even if rerouting costs $1,000–$2,000 , the payback is short , and the benefit lasts the life of the system. Expanding to East & West Planes: Bigger Payback Now consider this: By keeping the east plane free , you can later add 6 panels (2.4 kW) for early-morning generation. By keeping the west plane free , you can later add 6 panels (2.4 kW) for late-afternoon load coverage. Together, that’s another 4.8 kW potential capacity you’ve preserved by simply rerouting services to the south . At 4.8 kW × ~4 hours/day = 19.2 kWh/day . Over a year: 7,000 kWh/year . Value at $0.30/kWh = over $2,100 annually . That’s the kind of capacity you’ll want as EV chargers , air conditioners , or pool heat pumps become part of your lifestyle. Keeping east and west planes clear is future-proofing in action. The Markon Method: Solar-Smart by Default At The Markon Group , we: Reserve north, east, and west for solar. Designate the south roof for penetrations. Brief every trade on the service-free plan. Hand you a solar-ready home , not a compromised one. Quick Checklist Confirm PV target size (north first, east/west optional). Mark solar priority zones (north/east/west). Nominate south roof as the sole service exit. Plan skylights carefully, away from PV grids. Provide as-built roof plan to solar installer. Your Next Step A solar-smart roof doesn’t happen by accident—it’s designed. As a caring, family-run custom builder, The Markon Group ensures your north-facing roof is maximised, your east and west are protected, and all services are directed to the south where they belong. The Markon group will endeavour to keep your North/East/West roof free from services allowing the solar design team of your choice the freedom to create the best case solution for optimal panel placement. Explore solar-smart home roof designs with The Markon Group. Let’s plan your service-free solar planes together—so you get the most out of Brisbane’s sunshine today, and for decades ahead.

Walking into a display home can feel like stepping into a dream. Every surface gleams, the décor is picture-perfect, and the space seems larger and more luxurious than you imagined possible. It’s easy to fall in love with what you see and imagine yourself living there. But here’s the catch: the display home you tour is not usually the same as the base version of that design. It often showcases premium finishes, extra features, and structural changes that are upgrades, not standard inclusions. Without careful questioning, what you think you’re getting and what’s actually included in the quoted price can be very different. At The Markon Group, we believe clarity is everything. That’s why we have moved away from relying on traditional display homes and instead focus on a custom, inclusions-first approach. Rather than asking you to decode what is and isn’t included in a display, we sit down with you to design your home from the ground up. We encourage your design input, guide you with our expertise, and ensure the final plan is practical, safe, and fully compliant with Queensland’s building regulations. This blog will walk you through the most common display home traps, explain how to spot the differences between inclusions and upgrades, and show why our custom approach offers a clearer, more personalised pathway to your dream home. What Exactly Is a Display Home? A display home (or model home) is a fully built example house that builders open to the public. It’s essentially a showcase: the builder outfits it with high-end options and decor to impress potential buyers. Walking through one is meant to help you imagine living there. In Queensland, display homes are often grouped in “display villages,” letting you hop between different builders’ models in one location. They are great for ideas and inspiration – you can experience the layout, feel the space, and see the quality of work. The Trap: A display home’s primary purpose is to sell the builder’s product. Builders know how to dress up these homes with expensive upgrades and luxury features not included in the base price . Those stone benchtops, premium appliances, and designer light fixtures that made you go “wow!” are often optional extras. The home may be styled with bespoke furniture and perfectly landscaped gardens (often by professional designers), creating an emotional pull. It’s easy to assume the beautiful features are standard – but many are not. As one Queensland couple discovered, the “extras” they fell in love with in a display added over $40,000 to the price once they saw the contract . In short, a display home is not a transparent representation of what comes in the basic build. It’s more like a fully-loaded luxury car at the showroom: great to admire, but you must check what the “drive-away” price actually includes. Standard Inclusions vs. Upgrades – Know the Difference One of the most important concepts to understand when shopping for a new home is “standard inclusions” vs. “upgrades.” In simple terms, standard inclusions are the features and fittings that come included in the base price of the home. These typically cover all the essentials needed for a functional house – for example, the basic structure, standard finish materials, kitchen appliances, bathroom fixtures, flooring of a certain type, paint, etc. An upgrade is anything offered beyond that standard list, usually at an extra cost. Upgrades let you personalise the home – think of higher-grade materials (stone countertops instead of laminate), additional lighting, premium appliance packages, luxury tapware, or smart home systems. The tricky part is that every builder’s inclusions list is different. A feature that one builder includes as standard might be an upgrade with another. For instance, one company’s base price might include laminated cabinets and a laminate benchtop in the kitchen, while another’s includes stone counters as standard. This variation is why comparing builders solely on base price is dangerous – you must compare inclusions lists side by side. Builders often categorise inclusion levels (e.g. “Standard”, “Silver”, “Gold” packages) to target different budgets. Always clarify which level was used to price the display home or the advertised house-and-land package. In a display home context, ask to see the standard inclusions list. You may be surprised how many items in the display are missing from that list. Most display homes showcase nearly every upgrade possible , with a separate inclusions list than what’s advertised in the base price . This means the display home’s true build cost is significantly higher than the sticker price first quoted . It’s a classic “what you see isn’t what you get” scenario. By understanding inclusions vs. upgrades, you can ask the right questions: Is that floor tile included? Is this stone feature wall standard or extra? Every “wow” feature should prompt you to verify if it’s included. Also, be on the lookout for promotional upgrades packages . Sometimes builders advertise deals like “Free Luxury Kitchen Upgrade!” or “$50k of extras included!”. While enticing, these promos often have fine print – the “free” items might be conditional on using the builder’s finance or subject to certain house designs. Always dig into what is actuallyincluded in any promotion. Remember the adage: if it sounds too good to be true, it probably is. A transparent builder will spell out exactly what comes standard and what’s not, so you’re never left in the dark. At The Markon Group , we make sure our inclusions are clear, and we offer upfront pricing without hidden surprises. This way, you’re empowered to make decisions based on full transparency, not flashy marketing tactics. Common Display Home Traps to Avoid Visiting display homes is still a useful part of the journey – as long as you keep your wits about you . Below we’ve compiled some of the most common display home traps Queensland buyers should avoid, and how to spot them. The Luxe Kitchen & Bathroom Illusion It’s no surprise the kitchen and bathrooms in a display home are often decked out to the nines – these are big ticket selling points. The trap here is assuming those finishes come standard. Check the cabinetry, benchtops and appliances: That gorgeous waterfall-edge stone island in the display might be an upgrade, with the standard inclusion being a thinner laminate counter. Soft-close drawers, integrated bins, high-end ovens or a butler’s pantry configuration could all be extras. Similarly in bathrooms, displays often feature full-height wall tiling, frameless shower screens, dual vanities and designer faucets as standard décor – but many volume builders’ base prices only include half-height tiling, a basic mirror, and standard tapware. Ask what the base kitchen and bath specs are. It’s not fun to discover later that the freestanding tub or twin shower you fell in love with was never in the standard price. One quick tip: if you see brand-name appliances in the display (Smeg fridge, Miele oven, etc.), confirm if an appliance allowance is included or if those are upgrades. Many builders include only a basic appliance package by default. Lighting and Electrical Extras Ever notice how display homes feel so bright and inviting? That’s because they often have extensive lighting upgrades . You’ll see dozens of downlights, feature pendant lights over the kitchen island, maybe LED strip lighting under cabinets, and extra power points everywhere for convenience. In contrast, a typical base home inclusion might be a single standard light fixture per room (often a simple batten holder) and a limited number of power outlets. Converting those to a grid of downlights or adding ambient lighting can be costly upgrades. Don’t assume the electrical plan you see is what you get. It’s wise to ask: How many downlights and power points are included in the base price? If the display home has smart lighting or fancy switches (like dimmers or home automation systems), those are definitely upgrades. The same goes for air conditioning and fans – a display might have ducted air con and designer ceiling fans on show, while the standard home might include no air conditioning (or just a single split-system) and basic fans. Always clarify, so you’re not left in the dark (literally) when your new home is built. Stunning Facades vs. Standard Elevations The facade is the external face and style of the house – think of the combination of materials, windows, roof lines, and that all-important street appeal. Builders typically offer multiple facade options for each home design, ranging from included (often a simpler look) to premium (with extra cost). Display homes almost invariably feature one of the premium facades. That could mean upgraded render or stone cladding, a feature front porch with timber posts, a higher roof pitch, or special window designs – details that make the home pop. The trap is falling in love with a facade that isn’t included in the base price. For example, the display might show a Hamptons-style facade with decorative gables and expensive cladding, whereas the standard might be a plain brick front. Facade upgrades can add several thousands of dollars to tens of thousands, depending on how elaborate. When touring the display, ask the consultant: “Is this the standard facade? If not, what’s the cost difference for this look?” Also be cautious of the landscaping and driveway in front – a display’s beautiful driveway, pathways, and garden beds are usually not included at all (more on landscaping next). Visualize the home without the fancy facade elements to decide if you’d be happy with the standard look or if you need to budget for an upgrade. Beautiful Landscaping and Outdoor Features The manicured lawns, flowering plants, stylish fencing and even the BBQ deck you see outside display homes set a lovely scene – but these are often not part of the home contract . In most cases, landscaping is entirely up to the buyer after handover, unless you add it as an extra or it’s part of a special turnkey package. That means the turf, garden beds, retaining walls, and irrigation you see in a display are likely add-ons. The same goes for features like pools, built-in barbeque areas, or extensive outdoor paving. Builders may include a basic concrete slab for an outdoor patio, but the fancy pergola or tiled alfresco with downlights in the display is probably an upgrade or decorator option. Don’t assume your home will come with the letterbox, exposed aggregate driveway, or neat pathway shown either – these too are often excluded by volume builders . A transparent builder will remind you that “driveways & landscaping…are almost never included” in the base price . When evaluating a display, mentally strip back the outside to bare basics. Imagine the home with just soil around it – that’s usually how a new house is delivered. You’ll then understand what additional work (and cost) will be needed later to get it to look like the display. Hidden Site Costs and Compliance Surprises Some of the costliest traps are the ones you can’t see by just walking through a display. A display home sits on a perfectly prepared, flat block in a new estate – but your land might not be so straightforward. Many project builders’ base prices assume ideal site conditions (flat block, standard soil, no special requirements). If your situation deviates, site costs can mount quickly. For example, if your land has a slope or poor soil, you might need additional earthworks, retaining walls, or deeper foundations – none of which show up in the display home but all of which cost money . One couple in Queensland learned this the hard way: their attractive low initial quote ballooned with charges for site clearing, soil testing, improved insulation and a retaining wall for their sloping block . These kinds of costs drove them well over budget. To avoid surprises, get clarity on site costs early . A good builder will do a soil test and contour survey to give you a firm site cost estimate up front (for instance, at Markon we conduct these early and provide a fixed siteworks quote – no nasty surprises later). Also, Queensland’s environment brings some special building considerations that can affect cost and design, even if they’re not obvious in a display home. For instance, if you’re building in North Queensland or any designated cyclone region, your home will need engineering for high wind loads. Strong tie-downs, reinforced windows, and cyclonic roof structures are mandatory for safety – and they do add cost (retrofitting a home for cyclones can cost an extra $16k–$20k , so it’s better built in from the start) . Similarly, if your land is in a bushfire-prone area , it will have a BAL (Bushfire Attack Level) rating that dictates certain materials and designs (like toughened glazing, metal screens, non-combustible cladding, etc.). Building to a higher BAL can add several thousand up to tens of thousands of dollars to a build . These things won’t be apparent in a display home far from the bush, but your site might need them. Finally, that seemingly solid ground – what’s beneath it matters. Different soil types (classified from A through E, P in Australian standards) have different reactivity; highly reactive clay soils or soft soil need more robust footings . If a display home sits on an easy site but you’re building on clay or on a steep slope, expect extra foundation costs or retaining structures for safety. The trap to avoid here is not accounting for these site-specific costs in your budget. Always ask the builder how they handle site costs and whether things like connecting to services (water, sewer, stormwater) are included or extra . Often, volume builders exclude many “site essentials” from the base price , meaning you must budget additionally for items that are absolutely necessary to make the home livable. Knowledge is power – when you know your site and regulatory requirements, you can plan accordingly and avoid getting caught off guard by compliance-related upgrades. Queensland Building Considerations (In a Nutshell) We just touched on a few Queensland-specific factors, but let’s summarise them briefly so you know what to watch for: Cyclone Wind Zones: Northern parts of QLD (and even some coastal areas further south) fall into cyclonic wind regions (often called Region C or D). Homes here require enhanced structural systems – sturdier roof connections, stronger garage doors, etc. This cyclone-proofing is critical for safety, but it’s something to factor into costs if you’re building in these areas. It’s one reason a base home design from Brisbane might need modifications for Townsville. Always check if the standard design is rated for your region’s wind classification. BAL (Bushfire) Ratings: If you’re looking at land near bushland or in rural fringes, find out its BAL rating. The higher the BAL (ranging from BAL Low up to FZ – Flame Zone), the more fire-resistant features your house must have. These can include using specific roofing, sealing gaps, installing metal mesh screens, and using fire-rated external materials. Higher BAL requirements can add cost, but they’re absolutely necessary in bushfire zones. Builders usually need a BAL report for building approval in those areas, so this isn’t optional – it’s required compliance. Soil and Slope: Queensland soil varies widely – from the sandy soils by the coast to reactive clay in western Brisbane or black soil in certain regional areas. A soil test (geotechnical test) will classify your soil. Difficult soils or fill may require piering, extra thick slabs, or special footings. Likewise, a sloping block might need excavation or split-level design, adding to cost. None of this is reflected in a flat display lot, so evaluate your own land conditions. The key is to get a builder who investigates these conditions upfront and designs your foundations accordingly (and tells you the cost impact early on). The Markon Group, for example, conducts soil tests and site surveys early and provides a fixed quote for site works . It’s all about avoiding surprises. Climate and Energy Requirements: Queensland’s climate (whether the tropical humidity up north or the hot summers in the south-east) means you’ll want proper insulation, ventilation and possibly upgrades like sarking (reflective foil under the roof) or higher-rated glass to keep your home comfortable. The National Construction Code now requires new homes meet certain energy efficiency standards (7-Star energy rating). Sometimes display homes feature high ceilings or expansive glass which look great, but remember that meeting energy efficiency might require things like better insulation or glazing upgrades – ensure your quote addresses this. In summary, Queenslanders should be mindful of local conditions – wind, fire, soil, flood – when translating a display home into reality. A good builder will guide you through these and incorporate solutions into the design and quote. Don’t be overwhelmed by these considerations; just keep them in the back of your mind so you ask the right questions. This ensures your dream home is not only beautiful but also safe, legal, and suitable for the Queensland environment. The Markon Group Difference: No Gimmicks, All Custom By now you might be thinking: “Wow, there’s a lot the display home didn’t show me!” – and you’re right. This is exactly why The Markon Group has moved away from the traditional display home model . Rather than pouring resources into maintaining flashy show homes with every bell and whistle, we focus on a client-first, custom home approach from the start. What does that mean for you? First, it means transparency and personal guidance. When you engage with Markon, you aren’t dealing with a pushy sales rep trying to upsell upgrades; you’re meeting directly with our leadership and experienced team. In fact, our Head of Sales Rob Quinn and Company Director Mark Uzzell personally walk clients through the full list of inclusions and options. We take the time to sit down with you, in plain English, and explain exactly what’s included in your home and what’s not, so you’re never guessing or assuming. (No question is “too silly” – we love questions! We want you to understand every detail .) Second, our design process encourages your input at every step . Unlike a volume builder’s cookie-cutter plan where changes incur fees, Markon starts with a blank canvas or a flexible design and co-designs with you. We genuinely want to hear your ideas, wishlist, and concerns. Then our experts provide guidance to ensure those ideas are practical, safe, and compliant with QLD building codes. This collaboration ensures you get a home tailored to your lifestyle without the common budget blowouts. We reverse-engineer your design to fit a realistic budget, rather than hitting you with upgrade costs later. Our philosophy is “a home should fit your life, not the other way around,” and we stand by that. As Markon’s team likes to say, we “design a home that fits your life – not a cookie-cutter plan” . Third, Markon believes in an “inclusions-first” approach. This means our focus is on getting the standard home package right – high-quality inclusions upfront so you’re not misled by an artificially low base price. Our inclusions-first display homes show you what you’ll actually get in the contract (or we’ll clearly tell you otherwise). We maintain selected display or demonstration homes that are honest in presentation – often showcasing different specification levels – so you can visualise the results without a sales trick. It’s about trust. In fact, we often prefer to arrange private walkthroughs of completed client homes or our Style Studio rather than a glitzy display village. This way, you can see real craftsmanship and standard finishes in context. By engaging with us, you’ll get a comprehensive inclusions list from day one and a fixed-price contract covering everything we discussed – no nasty surprises down the track. Industry experts often suggest budgeting at least 10–15% on top of a volume builder’s base price to cover “missing pieces”, but with Markon, those pieces are addressed upfront in your personalised quote. Finally, our approach is about education and partnership. Building a home can be complex, especially if you’re new to it, so we see ourselves as your guides. From helping you understand regulatory steps (like council approvals, QBCC warranties, energy requirements) to giving frank advice on where to spend or save, we’ve got your back. We’re proud to be “Approachable, Friendly, Family Builders that Care,” as many clients have called us. For over three decades, we’ve built homes around South East Queensland that stand the test of time – not just because of quality materials, but because they were thoughtfully designed with the homeowner’s needs and the QLD conditions in mind. We don’t need flashy gimmicks or fine print. Our reward is seeing you move into a home that feels truly yours and knowing you had a smooth, enjoyable journey getting there. Checklist for Display Home Visits Even if you choose the custom path with a builder like us, you’ll likely still visit a few display homes for ideas. Keep this handy checklist in mind to evaluate any display home critically: 🔍 Get the inclusion list: Always ask the consultant for the standard inclusions list for that home. Compare it against what you see. Mark or note any item in the display that you don’t find on the list – that’s likely an upgrade (e.g. fancy handles, flooring type, higher ceilings). 💡 Count the lights and power points : Look at ceilings and walls – how many downlights, feature lights, and power outlets are there in each room? Then ask what the standard electrical plan includes. This will quickly tell you how much has been upgraded. 🚪 Check doors, windows & heights: Are the internal doors taller or nicer than usual? Is the ceiling higher than the normal 2.4m? Many displays have higher ceilings or deluxe doors – beautiful, but extras. Confirm standard ceiling height and door/window upgrades. 🍽️ Inspect the kitchen closely: Note the benchtop material, brand of appliances, presence of a walk-in pantry, soft-close drawers, etc. Cross-check which of those are included. Often the display has the “gourmet kitchen” package – ask if that’s standard or an add-on. The same scrutiny should apply to bathrooms (tapware, shower screens, niche in showers, etc.). 🌳 Step outside: Look at the facade and yard. Ask “What does the base price facade look like?” and “Are any of these landscaping features included?”. Don’t forget to ask about the driveway, fencing, decks or any outdoor structure – they often aren’t included by default. 🏷️ Clarify promotions and prices: If a promotion is advertised (“Free air-con” or “Upgrade package included”), ask for all conditions in writing. Sometimes “free” means the item is included but installation is not, etc. Get the full picture so you’re not misled by marketing gloss. 🗺️ Discuss your land: Tell the salesperson about your block (or type of block you’ll buy) – slope, size, location. Ask if the price would change for your site conditions. A good rep will flag things like site costs, BAL, or service connection fees if relevant. If they insist “Oh, it’s all standard, no extra costs,” be cautious – push for specifics or a site inspection clause. Also unless you are fully cashed up if you are taking a loan allow 1/3 for land and 2/3 for the build or you may run out of funds for the build before you start. 📑 Request a sample contract: If you’re serious about a builder, ask to see a sample building contract or specifications schedule before paying a deposit. Go through it (even if it’s long) to see what’s included and what’s excluded. This is where those “hidden” exclusions (like stormwater, temporary fencing, etc.) might appear. Better to know now than later. Using this checklist will help you see through the sparkle of any display home and focus on the facts and figures that matter. It empowers you to compare builders on an apples-to-apples basis. Remember, a display home is a tool for you – you’re not just there to be sold to; you’re there to evaluate the builder’s offering critically. Mini Glossary of Terms Building a home comes with a lot of jargon. Here’s a quick mini glossary of a few terms we’ve mentioned, in everyday language: Display Home: A fully constructed model home open for public tours, showcasing a builder’s work. It usually includes many optional upgrades and high-end styling to impress buyers, rather than representing the basic version of the home. Standard Inclusions: The list of finishes, fixtures, and features that are included in the base price of a home build. This covers everything the builder considers “standard” – if it’s not on this list, assume it’s not included and would cost extra. Upgrade: An optional item or higher-spec finish that is not included in the standard inclusions. Buyers can choose to add upgrades (for additional cost) to personalise or enhance their home – e.g. upgraded appliances, better flooring, extra lighting, etc. Site Costs: The expenses related to preparing your specific block of land for construction. Site costs can include earthworks (cutting, filling, levelling the ground), retaining walls, piering or deeper footings for certain soil types, connections to services (water, sewer, electricity), and addressing any slope or access issues. These costs are often in addition to the basic house price. Facade: The front exterior appearance of a house – its architectural face. Builders often have different facade styles (modern, classic, Hamptons, etc.) for the same floor plan. A facade choice can affect materials (brick, render, cladding) and windows/roof design. Premium facades shown on displays usually cost extra over the standard facade option. BAL (Bushfire Attack Level): A rating that measures a home’s potential exposure to bushfire risk, based on location and surrounding vegetation. Ratings range from BAL Low up to BAL FZ (Flame Zone). If your site has a BAL rating, your home must be constructed with specific materials and methods to withstand bushfire conditions – higher ratings mean more stringent (and costly) requirements. QBCC: Queensland Building and Construction Commission, the licensing authority and regulator for builders in QLD. A QBCC-licensed builder (like Markon, QBCC #1313179) offers the protection of proper contracts, home warranty insurance, and compliance with Queensland’s building standards. Always ensure your builder is licensed – it’s your safety net. FAQ – Frequently Asked Questions Q: If display homes have so many upgrades, how can I trust what I’m getting in my build? A: Great question. The key is demanding transparency. Insist on seeing all standard inclusions in writing and get any upgrade pricing clarified before signing a contract. A reliable builder will happily walk you through every item. At The Markon Group, for instance, we provide a detailed inclusions list with every quote and make sure you understand it fully. We don’t want any “gotcha” moments – our goal is that you know exactly what your home will include (and exclude) from day one. If a builder is cagey about details or says “it’s all included, don’t worry,” that’s a red flag – dig deeper or consider walking away. Trust comes from clarity and honesty in the planning stage. Q: Are site costs really not included in the base price? A: In many cases, yes – base prices often exclude specific site-related expenses. This is why you’ll see fine print like “price assumes level lot, M class soil, 500mm fall” on ads. If your lot doesn’t meet those ideal conditions, extra costs apply. Site costs can include things like soil tests, excavation, retaining walls, additional foundation requirements, or connecting utilities further than a standard length. Some builders offer “fixed site cost” packages for peace of mind – they’ll wear any extra cost above a set amount – but you pay a little premium for that insurance. Always discuss site costs upfront. For example, we conduct a site inspection early and give you a fixed quote for site works, so our clients aren’t hit with unexpected fees mid-build. Bottom line: assume nothing about site costs; get it assessed. Q: Why doesn’t The Markon Group have a traditional display centre? A: We made a conscious decision to focus on inclusions-first and custom design , rather than investing in expensive display homes that only show one version of a product. Traditional display homes can actually limit clients’ imagination to one layout or style, and often they set unrealistic expectations with all those upgrades. Instead, Markon Group prefers to use our Style Studio, inclusions showroom and real client homes to demonstrate quality and options. We also value the personal touch – we’d rather sit down with you to go through plans and finishes that match your needs than walk you through a generic display that might not align with what you want. This approach saves costs (which we pass on to clients value-wise) and leads to a more genuine understanding. We do have select “display” homes, but these are by appointment and are geared towards showing true standard inclusions at various spec levels, not dressing everything up just for show. It’s a different philosophy: we want you to see honest examples and get hands-on with the materials and products that will go into your home. Q: How does Markon ensure my custom design stays on budget and meets regulations? A: Our process is built around collaboration and practical guidance . After our initial consultation about your vision and budget, our team (including Mark, Rob, and our design experts) will craft a concept that aligns with both. We provide an “early fit-for-budget pathway” – essentially a reality-check document – after the first design meeting. This shows how your wish list fits into your target budget and flags any items that might cause overruns. From there, we tweak the design with you in a loop, so you’re making informed choices. Throughout, we ensure all proposals comply with Queensland building codes, local council rules, and structural requirements. Our deep experience in QLD means if, say, you want a big open living room with a certain window style, we know to incorporate the right engineering for cyclonic winds or energy efficiency from the get-go. We also handle all approvals and inspections, guiding the design so it sails through certification. In short, we don’t let you design something impossible – we coach your choices with cost and compliance in mind, before it becomes a costly plan on paper. That’s how we keep your dream home both feasible and fabulous! Q: I have a tight budget. Is a custom build with Markon really attainable for me? A: It might surprise you, but yes , it often is! People assume custom equals expensive, but as we’ve discussed, a “cheap” display home can end up expensive when you add what you truly want. Markon’s custom approach is about maximising value . We tailor the home to what you need and can afford, so you’re not paying for pointless extras or rooms you don’t use. We also plan thoroughly to avoid mid-build variations (which are budget killers). Many of our clients are first-home buyers or families on sensible budgets – not luxury mansion seekers. By designing smart (efficient layouts, focusing on features you care about, and selecting good-value materials), we often come in comparable to a project builder price for a similar size home, especially once that project builder’s upgrade and site costs are factored in. Plus, you get the benefit of a personal design and higher baseline specs. We’re totally upfront about costs; if your wish list can’t match your budget, we’ll say so and help adjust it. Our goal is to deliver your dream within your budget – it’s about being clever and creative, not cutting corners. So don’t write off custom building – come have a chat and we’ll explore options together. Ready to Experience the Difference? Buying or building a home is a huge milestone – it should be exciting, not full of uncertainty. We hope this guide has shone a light on the common display home traps and given you more confidence to ask the right questions. At The Markon Group, we’re passionate about creating beautiful homes built around you without the smoke and mirrors. If you’re in Queensland and looking to build, why not come and see the honest approach in action? We warmly invite you to book a tour of our inclusions-first display homes – come inspect the quality of our standard inclusions, touch the materials, and see exactly what you can expect in a Markon home. You’ll be guided by one of our friendly experts (likely Rob or Mark themselves), in a zero-pressure, consultative visit. Or, if you’re brimming with your own ideas already, let’s start with a personalised design conversation . We’d love to sit down with you, hear about your dream home vision, and show how we can make it a reality – on time, on budget, with no surprises. Your home should be a reflection of you, and the journey to get there should be enjoyable. Get in touch with our team today to take the first step. Whether it’s an informative tour or an initial brainstorming chat over coffee, we’re here to help you build smarter and avoid the traps – delivering a home where the only surprise is just how perfectly you it turns out to be. We look forward to building something great together!

Building your first home in Queensland is an exciting journey from dreaming up custom designs to finally getting the keys. But before construction begins, there’s a critical step that can feel daunting: signing the building contract . This legally binding document will shape your entire build experience, so understanding it is essential. Unlike buying an existing house (where you sign a standard purchase agreement and get a finished home), building a home means entering a detailed construction contract with a builder. The process and paperwork are different and first-time builders often have little idea what to expect. Don’t worry – in this guide, we’ll walk you through what to look for in a Queensland building contract, explaining each part in plain English. We’ll start by exploring why building contracts matter (and how they differ from a normal house purchase). From there, we’ll look at how your custom home design choices and inclusions need to be locked in before you sign. We’ll explain the importance of an inclusions checklist (and what it typically covers) so you won’t miss any details. You’ll learn about progress payments – those milestone payments you’ll make as your build progresses – including typical Queensland stages like slab, frame, and handover. We’ll also demystify contract clauses about variations, timelines, warranties, insurance, defects and cooling-off periods. To keep you safe, we’ll highlight red flags first-home builders should avoid. Along the way, you’ll see how The Markon Group’s client-first approach addresses these issues with transparency and meticulous planning. Finally, we’ll wrap up with practical tips for approaching the contract stage confidently. Let’s dive in. Why Building Contracts Matter (Especially in QLD) A building contract is more than just paperwork – it’s the roadmap for turning your dream home into reality. In Queensland (QLD), a residential construction contract sets out what will be built, how, when, and for how much . It differs greatly from a contract to buy an existing home. When purchasing an established property, the contract of sale is relatively short-term and straightforward (you agree on a price, do inspections, and settle). In a building contract QLD first-home buyers will encounter a much more detailed agreement that covers the entire construction process. This includes stages of work, progress payments, specifications, timelines, warranties and more. Why does this matter? Because building a home is a complex, months-long project with many moving parts. A well-written contract protects you by clearly defining the builder’s obligations – and your own. It ensures you get the home as designed and agreed , and that you only pay for work once it’s properly completed. In Queensland, for example, contracts over $3,300 must include a detailed payment schedule and meet certain legal requirements to protect homeowners. If a contract is vague or one-sided, you risk disputes, delays, cost blowouts or unfinished work. As one legal expert notes, a vague scope of work or unclear terms is a huge red flag – it makes it hard to hold the builder accountable and invites disagreements later. In short, the contract is your safety net . It holds the builder to delivering what was promised, and gives you recourse if things go wrong. Another key difference in QLD: when building new, you benefit from certain protections that don’t apply to buying established homes. For instance, Queensland law mandates a cooling-off period after signing a building contract (usually 5 business days) during which you can withdraw. Also, the builder must take out a Home Warranty Insurance policy for your project – a scheme that protects you if the builder can’t finish the job or fix defects. These safeguards don’t exist when buying an existing home “as is.” So, your building contract is not only a blueprint for construction, it also triggers these consumer protections to give first-home builders peace of mind. Bottom line: Take the building contract seriously and read it thoroughly. It’s longer and more detailed than a house purchase contract, but for good reason. In the next sections, we’ll break down its key components so you know what to look for. From Design to Contract: Locking in Your Custom Home Plan One of the most exciting parts of building a custom home is the design phase – choosing layouts, styles, finishes, and all the personal touches. But here’s a pro tip: make your design decisions before you sign the contract, not after. All those client-driven changes and selections need to be documented up front, because once the contract is signed, any change typically becomes a variation (which can add cost or time). In other words, the contract should lock in exactly what you’re getting in your new home, based on the plans and specifications you’ve agreed on. How do you ensure that happens? Work closely with your builder or designer on a detailed specification and inclusions list during the planning stage. This includes everything from the big-ticket items (like number of rooms, ceiling height, type of roof) down to the little details (like tapware model, paint colors, power outlet locations). It may feel tedious to nail down so much in advance, but it’s vital. The building contract will reference these plans and specs as the “scope of work.” A well-defined scope means fewer misunderstandings later. As construction lawyers often warn, an ambiguous scope of work is a recipe for disputes – you don’t want language like “build to agreed standard” without specifics. Instead, the contract should clearly attach or reference your finalized plans, engineering drawings, and an inclusions checklist as appendices. That way, both you and the builder know exactly what’s included in the price and what isn’t. At The Markon Group, we make this a cornerstone of our process. We take the time to “deeply envision your idea” during design, finalizing every detail with meticulous attention so the contract accurately reflects your dream home. The result? When it’s time to sign, we’re all on the same page. There are no loose ends or assumptions – every material, fixture and finish has been chosen and listed. This approach ensures that your contract isn’t just a legal formality, but a precise mirror of the plan you’ve approved. It also minimizes the need for variations later on, since everything you want is already accounted for. (Remember, variations – changes after signing – are one of the most common causes of budget blowouts and disputes, so planning ahead saves money and stress.) Tip: Before signing, double-check that all your requested inclusions or upgrades are written into the contract or attached documents. Verbal promises or sketch drawings aren’t enough. If it’s important to you, make sure it’s in writing. Ensure the plans and product schedules are final. If you’re unsure about any terminology, ask questions now. By locking in your custom home design details pre-contract, you set the stage for a smoother build with far fewer surprises. The Inclusions Checklist: Don’t Leave Anything Out One of the most important documents in your building contract pack is the Inclusions Checklist (sometimes called the specification or inclusions list). Simply put, inclusions are all the items, materials and services that are included in your contract price. This checklist spells out what you’re getting for your money – and by omission, it also reveals what’s excluded (anything not listed). First-home builders should scrutinize this list carefully. Why is the inclusions checklist so crucial? Because it manages expectations and prevents “I thought that was included!” moments down the track. Common inclusions encompass things like: the bricks or cladding for your exterior, roofing materials, window types, flooring (tiles, carpet, etc.), kitchen cabinetry, appliances, bathroom fixtures, paint, light fittings, and so on. It also covers services like obtaining building approvals, site cleanup, and connection of basic utilities. Basically, it’s a detailed inventory of what the builder will supply and do. For example, your list might specify the brand and model of oven, the number of LED downlights per room, the size of the hot water system, the landscaping allowance, and even the color of the garage door. Equally important are any exclusions or allowances noted. Exclusions could be things like landscaping, fencing, window coverings, or floor coverings (if you plan to do those yourself later). Allowances or provisional sums might be used for items that can’t be fixed yet – for instance, a provisional sum for rock excavation if it’s uncertain, or an allowance for tiles if you haven’t chosen a specific tile but a budget per square meter is set. Take note of these, because if the actual cost exceeds the allowance, you may pay extra. The more fixed inclusions (and fewer open allowances) you have, the more certainty you have about the final price. A thorough inclusions checklist protects you from both disappointment and extra costs. Imagine assuming that stone kitchen benchtops were included, only to find the standard inclusion was laminate – that could be a nasty surprise. By reviewing the list, you can identify any elements you want to upgrade or clarify before signing. As one building lawyer advises, insist on a detailed description of materials and finishes, down to brands and model numbers if possible. If anything is vague (e.g. “tapware: chrome mixer”), ask for specifics (which brand/model?) or at least clarify the budget allocated. This way, you know exactly what you’re getting. What to look for on an inclusions list : Does it cover all rooms and aspects of the build? Does it list flooring in every area (and is it the type you expect)? Are kitchen appliances included – which ones, what brand? What about bathroom accessories like towel rails and mirrors? Is paint included (often yes, two coats)? Light fixtures? External works like driveway, turf, or clothesline? Each builder’s “standard inclusions” vary, so compare this list with your wish list. If something is missing, discuss adding it or at least know it’s not in the contract (so you can budget for it separately). For example, insulation is a key inclusion to check: ensure the contract specifies the insulation rating (e.g. R2.5 batts in walls) appropriate for QLD climate – good insulation can save on energy bills. Energy-efficient fixtures like the hot water system or air-conditioning – are they included and suitable for your home’s size? If the standard inclusions seem low-end (e.g. a basic 1.5HP aircon for a large living area), you might negotiate an upgrade now rather than later. Other items first-timers often overlook include: garbage disposal units, full height tiling in showers, outdoor taps, letterbox, NBN connection – check if they’re in the list. The Markon Group provides a very detailed inclusions list as part of our fixed-price proposal . In fact, you’ll see every inclusion spelled out, any provisional sums (if needed), and even a progress payment schedule in the proposal – “no surprises later”. We believe transparency up front is key. By the time our clients sign the contract, they know exactly what’s included in their new home, line by line. This not only gives peace of mind, but also helps your lender; most banks in QLD want to see a fixed-price contract with a clear inclusions list before approving construction finance. It shows that the price is locked down and reduces the risk of cost overruns. Remember: Read the inclusions checklist before signing and keep a copy. It’s your reference throughout the build to ensure you’re getting everything you paid for. During construction, if something looks different than expected, you can refer back to the contract and inclusions list to discuss it with your builder. This list is truly your friend – take the time to understand it, and you’ll avoid that classic first-timer mistake of assuming something was included when it wasn’t. Progress Payments: How They Work in Queensland When building a house, you don’t pay the full contract price up front. Instead, you’ll pay in stages as the work progresses – these are progress payments . Understanding how progress payments are structured in Queensland is crucial, since it affects your cash flow, your loan, and your protection as a consumer. A good building contract will lay out a clear progress payment schedule linked to specific construction milestones. Here’s what a typical Queensland progress payment schedule might look like (using common stages for a standard home build): Deposit: Usually 5% of the contract price, paid when you sign the contract. In QLD, the law actually caps the deposit at 5% for work over $20,000 – so beware if a contractor asks for more (that’s a red flag and not allowed). The deposit secures your spot in the builder’s schedule and covers initial costs like drafting plans or building approvals. Base Stage (Slab Stage) : Often around 10% of the contract, due when the concrete slab (or house footings) are completed. At this stage, the foundations are in place – you can literally see the outline of your home on the ground. Frame Stage : About 15% due when the timber frame of the house is up and approved by an inspecto. Now the “skeleton” of your home is standing (walls and roof frame, though not enclosed yet). Enclosed Stage (Lock-Up Stage) : The largest payment, roughly 30-35%, due once the house is at “lock-up” – meaning the roof is on, external walls are finished, and windows/doors are installed. At this point, the home can be secured and is weather-tight. (Some contracts split this into two stages: Roof Stage and Lock-Up, but generally by lock-up you’ve paid around 50% of the contract in total.) Fixing Stage : Usually around 20% due when the interior is largely fitted out. This covers work like plastering, installing cabinets, doors, skirting boards, and so on – all the internal fixtures and fittings that make the house look more finished. Practical Completion (Handover Stage) : The final balance (often 10-15%) is paid when the house is practically complete. “Practical completion” means the home is finished and ready to live in, aside from possibly some minor defects or touch-ups noted on a handover inspection. You should not pay this last installment until you’ve done a walkthrough, any significant defects are fixed, and you have confirmation (like a completion certificate) that the building is done. These percentages are a typical example; your contract might vary slightly, but all progress payments must be proportional to work completed by law . In fact, Queensland no longer prescribes exact stage percentages, but it does require that payment schedules are fair – e.g. by the time you’ve paid 50% of the price, at least 50% of the work should be done. You should never be asked to pay ahead of work; if a builder tried to front-load the payments, that’s a concern. Linking payments to stages also helps you as the owner. It means you can (and should) inspect the work at each stage before paying. The QBCC (Queensland Building and Construction Commission) recommends only paying once a stage is fully completed as per contract. For example, at frame stage – is the entire frame up and approved? At enclosed stage – are all external doors/windows in? If something’s not right, you can hold off payment until it is, giving the builder strong incentive to do quality work on schedule. . Progress payments and your loan : Most first-home builders use a construction loan, which releases funds in segments to match these stages. Your bank will likely want to see the contract schedule, and they may send an inspector or ask for photos at each drawdown. Markon Group, for instance, aligns the payment schedule with common lender stages and keeps the bank informed at each milestone. We also update you at every stage claim in plain English – no jargon – so you know what you’re paying for. Clear communication about progress payments is part of our honest, client-first approach. For your planning, note that you’ll need to contribute your deposit (and perhaps some early stage payments) from your own savings if the bank loan doesn’t kick in until after slab. Ensure you understand from your lender how they handle each stage. For instance, some lenders require you to pay the deposit first, then they fund subsequent stages. Tip: Never pay a progress invoice before the stage is finished, and never pay more than the contract specifies. Paying too early or too much can actually void some of your protections under the Home Warranty Scheme. Stick to the schedule. Also, check that the contract’s description of each stage is clear (e.g. “Enclosed stage means roof on, external cladding complete, doors/windows fixed in place”). This avoids arguments about what constitutes completion of a stage. If you have an independent inspector, you can have them inspect at key stages to verify work before you pay – an extra peace of mind step some first-timers take. In summary, progress payments are there to protect both you and the builder: you pay for work as it’s done (not all up front), and the builder gets funds to keep the project moving. A fair schedule with defined stages is a hallmark of a good building contract in QLD. Understanding it will help you budget and avoid disputes. Variations: Changes, Costs, and How to Avoid Surprises After your contract is signed and work begins, any change to the agreed plans or inclusions is called a variation . This could be initiated by you (the owner) – for example, you decide to add an extra power point, or change a tile selection. Or it could be required by the builder or circumstances – say, a certain material is unavailable and needs substituting. Variations are normal in construction, but they can significantly affect your budget and timeline if not managed carefully. The best strategy is to minimize variations through thorough upfront planning (remember our earlier advice to lock in design decisions before contract). Here’s what to know about variations: By definition, a variation is a change to the contract after signing. That means it usually involves altering the work to be done, the price, and/or the timeframe. For instance, if you upgrade the kitchen benchtop from laminate to stone mid-build, that’s a variation likely increasing the contract price. Or if a structural post needs to be moved, resulting in engineering changes – that could be a variation affecting time and cost. Variations must be documented in writing and agreed by both parties. A good contract will have a clause outlining the variation process. In QLD, the law actually requires that before any variation work is done, the contractor gives you a written variation document detailing the change and its price/time impact, and you sign to accept it. (Only exception is emergency work for safety, which still must be documented ASAP.) Never rely on verbal “yeah, we can do that” changes. Always insist on written variation forms – this avoids confusion and gives you a record if disputes arise. Undocumented variations are notorious for causing disputes and budget blowouts. When reviewing a variation document, check that it clearly states: what the change is, how much it will cost (added or deducted), and any extra time needed to complete it. Also, if it’s an owner-initiated variation, note if the payment for it is due immediately or at next progress claim. Many builders will require you to pay for the variation as soon as it’s executed (especially if it involves additional work or materials upfront). Others might roll it into the final payment. Clarify this to manage your cash flow. Why avoid variations? Primarily to keep your project on budget and on schedule. Every variation typically carries not just the cost of the change but also often an administrative fee or at least the hidden cost of disrupting the workflow. One small change might be fine, but multiple changes can add up to serious dollars. Plus, certain variations could trigger adjustments to your Home Warranty Insurance if they significantly change the contract value – the builder has to notify QBCC of that. Planning well and finalizing your choices in the design phase means you won’t have the dreaded experience of a pile of variation addendum forms and invoices. That said, sometimes variations are unavoidable. Unexpected things can crop up (perhaps an engineer requires a footing redesign, or you encounter rock during excavation). This is why having a contingency in your budget is wise – many people set aside maybe 5-10% of the contract price as a buffer. If you have no variations, great – money saved. But if you do, you’re prepared. Markon Group’s approach : We strive to eliminate surprise variations through meticulous pre-contract planning. Our detailed design and specifications process means clients rarely need to change things mid-build – because we got it right upfront. On the rare occasion a variation is needed, we handle it transparently and promptly in writing , so you always know the cost and impact before proceeding. We also cap provisional sums and make them realistic, to reduce the chance of cost overruns. It’s all part of our “no surprises” philosophy. Advice for first-timers: Try to stick to the plan once construction starts. If you get an impulsive idea (“What if we added a skylight here?”), remember it will come at a premium now. It might be better to implement non-essential changes after handover as a renovation, rather than disturb the contract. However, if something truly isn’t right or you need to change it for your satisfaction, go through the proper channels – talk to your builder, get a quote, sign a variation. Keep records of all variations in your project folder. This will ensure the final account is clear and agreed by both sides. In summary, variations can be contract savers (allowing necessary flexibility) but also potential budget busters. Limit them by planning ahead, and manage them by insisting on documentation. A well-planned contract is your best defense against costly variations. Key Contract Clauses to Watch For Building contracts can be long documents full of legal and technical terms. While you don’t need to become a legal expert, you should zero in on a few key clauses that have big implications for your build. Here are the main contract elements and clauses first-home builders in Queensland should pay close attention to: Timeline and Completion Date : Look for clauses about the construction period or completion date. Does the contract state an expected start and finish date, or a duration (e.g. “240 days from commencement”)? Open-ended timelines like “work will be completed in a reasonable time” are not good enough. You want a clear end date or timeframe. Also check allowances for delays – e.g. weather days or extension of time (EOT) provisions. Some delays (rain, supply shortages) might extend the completion date lawfully, but the contract should outline how that works (builder usually must notify you in writing of claimed delays). Importantly, see if there’s a liquidated damages clause – this is basically a penalty the builder pays you for late completion (often a set dollar amount per day beyond the agreed date). LDs give you some compensation if the build runs late and motivate the builder to finish on time. Not all contracts have LDs, but it’s worth asking about if timing is critical (for example, if you’re renting and delays would cost you). Progress Payment Schedule: We covered this above, but double-check the actual contract schedule matches what you discussed. It should list each stage, its percentage or dollar amount, and at what point it’s due (e.g. “within 5 working days of stage completion and invoice”). Also ensure it complies with QLD rules (e.g. deposit ≤ 5%) – if not, raise it. A clear payment clause protects you from paying too much upfront. Variations Clause : We also covered this. Ensure the contract explains how variations will be handled, that they must be in writing and signed by you q . It might reference a QBCC Form or similar. The clause should also state that if a variation will delay the project, the completion date can be extended by a reasonable period – this is standard. Just be aware of it: if you initiate a big change, you can’t hold the original finish date. Understand the process so you’re not taken by surprise. Warranties and Defects Liability : A quality builder will stand by their work, and the contract should reflect this. Look for a defects liability period clause (sometimes called maintenance period). This is the timeframe after completion during which the builder is obliged to come back and fix any defects that arise. Typically in QLD it’s around 6 to 12 months (common is 6 months for non-structural issues, often 12 months in many contracts). Check how long yours is and what it covers. For example, if cracks appear in plaster or a door warps during the first year, you notify the builder and they should rectify it at no cost. Also note any exclusions (some minor issues like hairline paint cracks might be considered “normal settlement” and not defects – the contract or QBCC standards will guide that). Additionally, Queensland’s law provides statutory warranties beyond that period for serious defects. Through the QBCC Home Warranty Scheme, structural defects are covered up to 6 years 6 months from completion, and non-structural for 12 months. Your contract may not spell all that out, but it should not negate those rights. It likely references the QBCC Act or warranty insurance. Ensure the contract doesn’t have any clause trying to make you waive warranties – that wouldn’t override the law anyway. Also, many contracts include a clause that the builder will pass on manufacturers’ warranties (for appliances, fixtures, etc.) to you. This is important – e.g., your hot water system might have a 5-year factory warranty; you should get those documents at handover. Insurance and Risk : The contract should clarify who is responsible for insurance during construction. In QLD, builders are required to have certain insurances. Specifically, check that it states the builder will maintain Contract Works Insurance (covering the building works/materials for fire, theft, storm, etc. during build) and Public Liability Insurance (covering accidents on site). These protect you from liability if, say, a storm damages the partly built house or a person is injured on site. Also verify the contract says the builder will take out the QBCC Home Warranty Insurance on your behalf (this is mandatory for residential work over $3,300). You will pay the premium (usually rolled into your contract price or deposit), but the policy protects you if the builder dies, disappears or is bankrupt and can’t finish the work or fix defects. Before you sign, the builder should give you a copy of the QBCC Consumer Building Guide and later, proof that this home warranty policy has been taken out. These are legal requirements in QLD – make sure they happen. Cooling-Off Period : By law, your contract must mention your right to a cooling-off period (5 business days). This means after you receive the signed contract (and the QBCC Consumer Building Guide for contracts $20k+), you have 5 days where you can change your mind and terminate for any reason . If you do so, you must give written notice and you’ll get your deposit back minus a small termination fee (up to $100 plus any out-of-pocket expenses the builder incurred like preparing plans). It’s rare to use cooling-off, but it’s a nice safety hatch if you feel you’ve rushed into the wrong decision. Ensure you know the exact window of your cooling-off (it usually starts the day after you receive all contract documents). And note: if you took independent legal advice before signing, you actually waive the cooling-off right – because presumably your decision was fully informed. Termination and Dispute Resolution : Scan the clauses about what happens if either party wants to end the contract or if there’s a dispute. Hopefully you’ll never need these, but it’s good to know the basics. Usually, the contract will allow termination by the owner or builder only in specific cases (e.g. significant breach or if one side fails to remedy a breach after notice). If there’s a dispute, many contracts require some steps like mediation or going through QBCC dispute resolution before court. Some may have arbitration clauses. Just be aware of any clause that heavily favors the builder, like requiring disputes to be handled in a distant location or you paying legal fees regardless of outcome. Most standard QLD contracts (like those by HIA or Master Builders) are fairly balanced for domestic builds. If anything odd stands out, ask about it or get legal advice. Special Conditions : Check if any special conditions have been added. Builders sometimes add their own clauses at the end. Read these carefully as they can modify the standard terms. For instance, a special condition might say “Owner must provide access to site via neighboring lot” or something about rain delays. Make sure you understand any added terms. If any seem unfair or unclear, discuss them before signing. Lastly, warranty of title and site conditions: The contract may include that you, the owner, have the right to build on the land (you own it) and that you’ve disclosed any easements or covenants. Ensure you have done so. Also, often you warrant the land is suitable to access, etc. If you know of any site challenges (like underground rocks, known contamination), tell the builder now; surprises later could be a variation at your cost if not disclosed. That’s a lot of clauses, but in summary, watch for anything related to time, money, quality, and your rights . Those are the big ones. It’s often worth having a solicitor experienced in building contracts glance over it – they can spot hidden pitfalls. The Markon Group always encourages clients to understand their contract, and we explain each stage in plain English as we go. We pride ourselves on contracts that have clear, fair terms abiding by all QLD requirements (as a QBCC-licensed builder, our contracts and warranties meet QLD standards). The contract should be a win-win: you know exactly what to expect from us, and we outline what we need from you. With that clarity, both parties can proceed confidently. Red Flags for First-Time Builders Navigating a building contract for the first time can be tricky. Here are some red flags to watch out for – warning signs that something isn’t right. If you encounter any of these, pause and investigate further (or seek advice) before proceeding: Excessive Deposit Request : In Queensland, a builder cannot legally ask for more than 5% deposit on a fixed-price contract over $20,000. If you see a contract or invoice asking for 10% or 20% deposit without a valid reason (only very specialized off-site work contracts allow higher deposit), that’s a red flag. It may indicate the builder has cash flow issues or isn’t following QBCC rules. Incomplete or Vague Scope/Specs : Be wary if the contract lacks detail in the plans or inclusions. Vague descriptions like “build to standard practice” or missing documentation (no finishes schedule, etc.) put you at risk. A proper contract should have all relevant drawings, engineering, and a comprehensive inclusions list attached. If it doesn’t, ask why – don’t accept “we’ll sort that out later” because later you might find you’re paying more for what you thought was included. No Fixed Price / Cost-Plus Contract for First Home : Most first-home buyers should opt for a fixed-price contract (where the price is set, barring variations you approve). If a builder pushes you towards a cost-plus contract (where you pay actual costs plus a margin), be cautious – this is open-ended and can be dramatically higher than expected. Cost-plus might make sense for very custom projects or renovations with unknowns, but for a standard new home, a fixed price is the norm and gives you budget certainty. An unwillingness to fix the price could be a red flag unless there’s a valid reason. Unclear Progress Payment Terms : If the payment schedule is oddly structured (e.g. front-loaded with big payments early, or just says “payments as requested”), that’s not acceptable. You should see defined stage payments that make sense with work done. Also, if a builder asks for cash payments outside of the contract schedule, be very careful – all payments should be per the contract to keep your QBCC insurance protection. No Written Variations Policy : If the builder gives the impression that “we can handle changes on the fly, no paperwork needed,” that’s a red flag. All changes need documentation. A builder reluctant to do paperwork might later spring huge bills on you. The contract should have a clear variation clause; if not, that absence itself is a concern. Lack of Builder’s Insurance or License Info : The contract (or builder) should provide their QBCC license number (which you can verify on the QBCC website) and evidence of insurance for the project. By signing, you should soon after get a Certificate of Insurance for the QBCC Home Warranty. If a builder is evasive about their license or says insurance isn’t necessary, do not proceed. In QLD, every builder must be licensed and insured for residential work – if not, you have little protection. Rushing You to Sign without Time to Review : High-pressure sales tactics like “This price is only valid if you sign today!” or “Hurry, or you’ll miss the slot” are red flags. A reputable builder will give you a reasonable time to read the contract and even encourage you to seek independent advice. If you’re being rushed, they might be hiding something in the terms or trying to lock you in before you discover issues. Take your time – it’s better to delay signing than regret a hastily signed contract. Contractor Doesn’t Allow Inspections or Communication : If, during discussions, a builder says you won’t be allowed on site or can’t get an independent inspector, etc., be cautious. While safety and coordination mean you can’t roam the site freely, you as the owner should have opportunities for stage inspections (especially at handover). A builder who refuses any transparency or insists you just wait until it’s done could be trying to cut corners unseen. Good builders are proud of their work and welcome you (safely) to see progress. Unrealistically Low Price or Big Promises : Lastly, if one contract bid is significantly lower than others without clear explanation, or the builder promises an unrealistically quick build time, your alarm bells should ring. If it sounds too good to be true, it often is. Some dishonest builders hook customers with a low price, then use contract variations or poor quality work to make up costs. Always do due diligence on the builder’s reputation. Check reviews, past projects, and if possible talk to previous clients. The cheapest contract is not necessarily the best if it comes with headaches. In summary, trust your instincts. If something in the contract feels off or one of these red flags appears, step back and seek clarification. It’s much easier to resolve or walk away before you sign than after. The Markon Group takes pride in transparency – you’ll find none of these red flags with us. Our contracts are clear, our pricing fair and fixed, and our communication honest. We want you to fully understand and be comfortable with every clause before you commit. The Markon Group Difference: A Client-First, Transparent Approach Building a home is personal – it’s likely the biggest investment of your life and a deeply emotional journey turning your vision into bricks and mortar. At The Markon Group, we don’t take that lightly. We’ve built our reputation in South-East Queensland over 35+ years by putting clients first and fostering trust at every step. Here’s how our approach makes the building contract stage (and everything leading up to it) as smooth and reassuring as possible: Comprehensive Design & Planning Before Contract : We handle everything end-to-end – from initial ideas, through design and selections, to approvals – before asking you to sign a contract. By coordinating all these steps early, we ensure that the contract is a true reflection of a well-thought-out plan. Every inclusion is selected, every cost is considered, and your input is fully incorporated. This thorough pre-contract process means our contracts have virtually no grey areas. As we like to say, the only surprises in our contracts are good ones! (like seeing all your dream features itemized clearly). Fixed, Transparent Build Plan : First-home buyers often worry about hidden costs. With Markon, you get a fixed-price contract with a detailed inclusions checklist and transparent pricing. We lay out exactly what’s included and what’s not in plain language. In our fixed-price proposals, for example, you’ll see all inclusions listed and any provisional sums clearly noted, plus the progress payment schedule up front. This level of detail gives you confidence that nothing has been overlooked. We also help align your contract with any lender requirements or grants – sequencing signatures or start dates if needed to fit things like First Home Guarantee timelines. Our goal is a contract that not only suits you but also sets you up for success with financing. Client Education and Communication : We believe an informed client is a happy client. Throughout the design and contracting stage, we guide you through each decision without jargon. Got a question about a clause or a building term? We’ll explain it in everyday terms. In fact, our team makes a point to outline your progress payments and stages in advance and ensure you understand how the build will unfold This guidance continues during the build – we provide milestone updates at each stage claim and are always available to discuss any aspect of your project. When you work with Markon, you’re never left in the dark or wondering “what did I sign up for?” – we walk that journey with you, as partners. Quality and Accountability : A contract is only as good as the builder who stands behind it. With Markon Group, you have the assurance of a QBCC-licensed, family-run builder with decades of experience and a track record of beautifully crafted homes. We meet all Queensland standards for contracts, insurance and warranties – no shortcuts. But beyond ticking the boxes, we instill quality in our company culture. “Trusted : Experienced : Innovative” isn’t just a tagline; it’s how we operate. When we say we’ll do something, we do it – and our contract commitments are treated as promises. Every home we build is like it’s our own, and that ethic is written into our contracts with robust warranties and a dedication to follow-through. At handover, we don’t disappear – we’re here long after move-in, ready to assist if any issues arise. Minimizing Stress for First-Home Buyers : We know building your first home can be overwhelming. Markon’s approach is tailored to first-timers: we handle the heavy lifting of approvals, we coordinate with your bank or broker on payment schedules, and we even keep an eye on any first-home buyer grants or concessions you could benefit from (we’ll time things so you don’t miss out). Our team’s warmth and accessibility means you can ask us anything at any time – there are no silly questions. We’d rather you feel completely comfortable than have any lingering doubts. By making the process as turnkey as possible, we turn what could be an overwhelming process into an exciting, enjoyable journey. When you look at your contract with The Markon Group, we want you to feel a sense of relief – “Ah, everything’s in order and I know where we’re heading.” In short, The Markon Group difference is all about transparency, preparation, and partnership . Every contract we sign is built on months of careful planning and honest communication. We treat our clients like part of the family – your success and satisfaction are our priorities. That means no cutting corners, no hidden fees, and no nasty surprises. We’re immensely proud of the homes we build and the relationships we build along with them. As a first-home buyer, you can trust that with Markon, your contract (and your home) will be in safe hands from day one. Practical Tips for First-Home Buyers at the Contract Stage Finally, let’s wrap up with some practical tips as you approach signing a building contract in Queensland. Keep these in mind to ensure you’re fully prepared and protected: Do Your Homework : Before you even get the contract, research your builder. Verify their QBCC license status and history. Read reviews or ask for references. A solid contract with a shaky builder is still a risk – you want both a good contract and a reputable builder. Read Every Page of the Contract : It might be long, but take the time to read the contract thoroughly (including the general conditions, any schedules, and attachments like plans or inclusions). Many issues can be spotted just by reading. Highlight sections that you find confusing or concerning to discuss with your builder. Ask Questions (and Don’t Be Afraid to Negotiate : If something isn’t clear – ask. A professional builder will happily clarify. If a clause seems unfair, raise it. Sometimes minor tweaks can be made, or at least you can get reassurance on how things will be handled. For example, if there’s no liquidated damages clause, you might ask, “What happens if we run significantly over schedule – how is that handled?” This lets the builder explain and perhaps you can negotiate adding a reasonable term. Remember, it’s your contract too ; you have a say until you sign. Get Independent Advice if Needed: Especially for first-timers, spending a little on a lawyer’s review can pay off big. They might catch unusual clauses or simply give you peace of mind that it’s standard. In QLD, many solicitors offer a fixed fee review for building contracts. Also, your lender might require proof of a signed contract – they won’t usually review terms, but your broker may highlight if anything looks off relative to loan conditions. Check the Essentials Are Attached : Before signing, ensure the contract pack includes all necessary documents: the detailed plans, specifications/inclusions list, any special conditions, and the QBCC Consumer Building Guide (for contracts $20k+). By law, the builder must give you that guide which summarises your rights. Don’t sign if you haven’t seen it or if any promised document (like soil report or engineering drawings) are missing. All attachments should be signed or initialed by both parties to prevent later changes. Be Financially Ready : Know the timing of payments and make sure your finances (or loan) are lined up accordingly. Keep funds aside for your deposit and any gap between stage payments and loan drawdowns. Also, set aside a contingency fund (even 5% of contract value) for any unexpected variations or upgrades you decide on. This will reduce stress if something pops up. Keep Communication Open : Establish a good rapport with your builder or their contract administrator. Know who your point of contact is for contract matters or questions. Good communication can resolve issues before they escalate. If you’re unsure about a small matter (say, a product in the inclusions list), it’s better to clarify now than to assume incorrectly. Understand Your Commitments : The contract isn’t just about the builder’s obligations – it outlines yours too. Common owner responsibilities include: providing access to the site, paying invoices on time, having the site ready (e.g. demolishing an old structure if applicable), and maintaining insurance on the land itself. Make sure you fulfill your side of the deal to avoid breaching the contract. For instance, have you arranged the construction insurance on the existing property if needed, or will the builder cover it? These details should be clear. Monitor the Build (but Stay Flexible : Once signed, use the contract as your guide. Monitor that stages finish around the predicted times, and compare the work to the inclusions list. However, also understand that some flex is normal – a week of bad weather can push things, a backorder on tiles might shuffle the schedule. The contract provides mechanisms for such delays (extension of time notices). As long as communication is there, don’t panic over small hiccups. The contract protects you against major ones. Keep All Documents Safe : Maintain a folder (digital and/or physical) with your signed contract, receipts of payments, variation documents, insurance certificates, etc. Having an organized record will be invaluable if any dispute or confusion arises. And when the build is complete, you’ll want all this paperwork for reference during the warranty period. Approaching a building contract may feel intimidating, but with knowledge and diligence, you can sign with confidence. Thousands of Queenslanders successfully build new homes every year – you can too. The key is to be informed, stay engaged, and choose the right partners. Remember : The building contract is there to protect you just as much as the builder. It’s the framework that ensures your dream home is delivered as promised. With the tips and insights from this guide, you’re now equipped to review any contract and spot what matters. Take your time, lean on expert advice when needed, and soon you’ll be on your way from contract signing to breaking ground on your very own home. Request our inclusions checklist before you build . As a final takeaway, we’d like to help you even further. The Markon Group offers a comprehensive Inclusions Checklist for first-home builders – a handy tool to make sure you’ve thought of everything to include in your contract. Contact us to request your free copy of this inclusions checklist before you build. It’s the perfect starting point to ensure nothing is overlooked, setting you up for a smooth design-to-contract process. Let’s turn your dream home into a reality, with a rock-solid contract to match. We’re here to assist every step of the way – happy building!

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