How do I verify a builder's licence in NSW?

Search the licence number on the NSW Fair Trading public register — it's free and takes a minute. It shows the licence class, who holds it and any conditions. Michael Bell Construction's licence is 267322C.

What insurance should a builder have?

For residential work over $20,000 in NSW, home building compensation cover is required, alongside public liability insurance. Ask to see certificates — a professional builder expects the question.

Is the cheapest quote the best value?

Rarely. Wildly different quotes usually mean different allowances and levels of documentation. The thin quote becomes the expensive build once the variations start.

What kind of projects do you take on?

Custom homes, whole-home renovations, extensions, bathrooms and kitchens, outdoor living, and commercial fit-outs — across Newcastle and Lake Macquarie. From a century-old Cooks Hill cottage under heritage restrictions to a ground-up new build, the common thread is high-end finishes and craftsmanship.

Where do we start if we're thinking about a project?

With a conversation. Bring whatever you have — plans, a concept, a Pinterest board or just an idea — and we'll talk through what's feasible and what it roughly involves. Michael values working closely with clients to deliver a personal, customised experience, and understands every build is unique in both design and budget.

Do we need an architect first?

No. MBC work closely with award-winning architects and building designers — including practices who name them as a preferred builder — and can point you to the right design team for your project if you don't have one yet.

Who will actually be on site?

The MBC team — Michael remains hands-on through the build, David supervises with 38 years of carpentry behind him, and the crew is a carefully selected team of qualified tradesmen. You deal with the people who do the work.

Can you work on older and heritage homes?

Yes — it's some of our proudest work. The Cooks Hill cottage renovation (an HIA Housing Awards finalist) restored the heritage front of a century-old home to its former glory, and the Bolton Street commercial project faithfully restored a 140-year-old ornate timber ceiling.

Are you licensed and insured?

Yes — NSW builders licence 267322C, held by a locally owned company based in Redhead. Licence and insurance details are provided with every proposal.

Journal

August 2026 · 7 min read · Michael Thomas

10 questions to ask before you choose a builder

You're about to trust someone with the biggest asset you own. Ask these ten questions of every builder on your shortlist — including us — and the right choice usually becomes obvious.

Michael Bell directing work on site inside a framed build

The paperwork questions (non-negotiable)

Before anything else, three questions with checkable answers:

1. What's your licence number? Every NSW builder must hold one — verify it free on the NSW Fair Trading licence register. Ours is 267322C.
2. Are you insured for my project? Home building compensation cover is required for residential work over $20,000, on top of public liability.
3. Who actually holds the licence and runs my job? You want the person who signs the contract on your site — not a name three subcontracting layers away.

The proof questions

Anyone can show you a portfolio of photos. Push one level deeper:

4. Can I see projects like mine — and speak to the clients? A builder proud of their work will make this easy.
5. Who else vouches for you? Architects and designers stake their reputation on the builders they recommend. Two practices — Shade Architects and Gunning Design Co. — name us in writing as a builder they'd recommend to their own clients.
6. Has your work been independently recognised? Industry recognition isn't everything, but it's a signal. Our Cooks Hill heritage renovation was named an HIA Housing Awards finalist.

The process questions

This is where good builds are separated from stressful ones:

7. How do you price — and what's actually in the number? A firm price off complete documentation protects you; a quick quote full of provisional sums does not.
8. How will I know what's happening during the build? You want a named answer: who updates you, how often, and what happens when something changes.
9. Who will be on my site day to day? Small, consistent crews build better homes than rotating casts of subcontractors.
10. What happens after handover? A builder who stands behind their work will talk warranty and follow-up without flinching.

Trust how they behave, not just what they say

The builder who takes weeks to return your first phone call won't get faster once they have your deposit. The one who answers questions straight, turns up when they said they would and puts things in writing is showing you exactly what the build will feel like.

One of our clients put it better than we could: 'It wasn't just a project; it was a collaboration with friends who happen to be exceptional builders.' That's what the right choice feels like from the inside.

Common questions

How do I verify a builder's licence in NSW?: Search the licence number on the NSW Fair Trading public register — it's free and takes a minute. It shows the licence class, who holds it and any conditions. Michael Bell Construction's licence is 267322C.
What insurance should a builder have?: For residential work over $20,000 in NSW, home building compensation cover is required, alongside public liability insurance. Ask to see certificates — a professional builder expects the question.
Is the cheapest quote the best value?: Rarely. Wildly different quotes usually mean different allowances and levels of documentation. The thin quote becomes the expensive build once the variations start.