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Minor Works Building Contract (Australia)
A Minor Works Building Contract is the short-form Australian residential building contract for renovations, extensions, bathroom and kitchen refits, decks and similar work at a price below the major / Level 2 contract threshold but above the level where a written contract is required by the State Act. Our free template is state-aware (selecting the right cooling-off period, home warranty insurance trigger and statutory warranties for NSW, Victoria, Queensland, Western Australia, South Australia, Tasmania, the ACT and the Northern Territory) and current to the South Australian threshold change on 10 November 2025 and the Victorian Building Legislation Amendment Act 2025 commencing 15 April 2026.
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Minor Works Building Contract
18 Riverview Avenue, Drummoyne NSW 2047 · Wattlebark Renovations Pty Ltd ↔ Daniel And Priya Khoury · 15 July 2026
BUILDER
Wattlebark Renovations Pty Ltd
42 Ramsay Road, Five Dock NSW 2046
ABN 48 297 184 052
Builder Licence: NSW Builder Licence 318204C
ABN 48 297 184 052
Builder Licence: NSW Builder Licence 318204C
OWNER
Daniel and Priya Khoury
18 Riverview Avenue, Drummoyne NSW 2047
Telephone: 0411 220 884
Email: khoury.family@email.com
Telephone: 0411 220 884
Email: khoury.family@email.com
Property: 18 Riverview Avenue, Drummoyne NSW 2047
Price: AUD $38,500.00 · New South Wales
This Minor Works Building Contract (the "Contract") is made on 15 July 2026 between Wattlebark Renovations Pty Ltd (NSW Builder Licence 318204C) (the "Builder") and Daniel and Priya Khoury (the "Owner"). The Builder agrees to carry out the residential building work described below at the property of the Owner, in accordance with this Contract and the residential building contract framework that applies in New South Wales: a written contract is required for residential building work over $5,000; for large jobs over $20,000 the contract must include progress-payment, warranty and Home Building Compensation Fund insurance details and a 5-clear-business-day cooling-off notice.
1.
WORKS, PRICE AND PROGRAMME
1.1 Property: 18 Riverview Avenue, Drummoyne NSW 2047.
1.2 Works: the Builder will carry out the following residential building work — Renovation of the existing main bathroom including: removal of existing fixtures and tiling; supply and installation of new waterproofing membrane to AS 3740:2021; supply and installation of new tiling, vanity, toilet suite, shower screen, mixer taps and exhaust fan; replacement of all light fittings; final plumbing and electrical certification..
1.3 Contract Price: AUD $38,500.00 (inclusive of GST), payable in accordance with the payment schedule summarised below and any expert progress milestones.
1.4 Programme: the Builder will commence the works on or before 10 August 2026 and will achieve practical completion by 21 September 2026, subject to any extension of time properly granted.
1.5 Payment schedule (summary): Deposit 10% on signing; progress payment on completion of demolition and rough-in (35%); progress payment on completion of waterproofing and tiling (35%); balance on practical completion (20%)..
1.2 Works: the Builder will carry out the following residential building work — Renovation of the existing main bathroom including: removal of existing fixtures and tiling; supply and installation of new waterproofing membrane to AS 3740:2021; supply and installation of new tiling, vanity, toilet suite, shower screen, mixer taps and exhaust fan; replacement of all light fittings; final plumbing and electrical certification..
1.3 Contract Price: AUD $38,500.00 (inclusive of GST), payable in accordance with the payment schedule summarised below and any expert progress milestones.
1.4 Programme: the Builder will commence the works on or before 10 August 2026 and will achieve practical completion by 21 September 2026, subject to any extension of time properly granted.
1.5 Payment schedule (summary): Deposit 10% on signing; progress payment on completion of demolition and rough-in (35%); progress payment on completion of waterproofing and tiling (35%); balance on practical completion (20%)..
2.
STATUTORY FRAMEWORK
2.1 Warranty Act: this Contract is subject to the statutory warranties implied by Home Building Act 1989 (NSW) s 18B: under s 18B of the Home Building Act 1989 (NSW), a builder warrants that residential building work will be performed with due care and skill, with suitable materials, in accordance with plans and specifications and with the law; the statutory warranty period is 6 years for a major defect and 2 years for any other defect, running from the date the work is completed and continuing in favour of any later owner.
2.2 Domestic building contract framework: a written contract is required for residential building work over $5,000; for large jobs over $20,000 the contract must include progress-payment, warranty and Home Building Compensation Fund insurance details and a 5-clear-business-day cooling-off notice.
2.3 Home warranty insurance: Home Building Compensation Fund (HBCF) insurance is mandatory before work commences or payment is accepted on any residential building contract over $20,000.
2.4 Australian Consumer Law: the guarantees of due care and skill, suitable materials and reasonable timeframe under the Australian Consumer Law (Schedule 2 to the Competition and Consumer Act 2010 (Cth)) apply to this Contract.
2.2 Domestic building contract framework: a written contract is required for residential building work over $5,000; for large jobs over $20,000 the contract must include progress-payment, warranty and Home Building Compensation Fund insurance details and a 5-clear-business-day cooling-off notice.
2.3 Home warranty insurance: Home Building Compensation Fund (HBCF) insurance is mandatory before work commences or payment is accepted on any residential building contract over $20,000.
2.4 Australian Consumer Law: the guarantees of due care and skill, suitable materials and reasonable timeframe under the Australian Consumer Law (Schedule 2 to the Competition and Consumer Act 2010 (Cth)) apply to this Contract.
3.
DETAILED SCOPE AND SPECIFICATIONS
Detailed scope of works: Includes: removal and disposal of existing bathroom fixtures, tiling, vanity and exhaust fan; carpenter work to install new framing and substrate; waterproofing membrane to AS 3740:2021 with 25-year manufacturer's warranty; supply and installation of porcelain wall and floor tiling (Owner-selected from supplier range); supply and installation of new vanity unit (1200mm wall-hung), toilet suite, shower mixer and rose, shower screen (frameless), basin mixer, and inline exhaust fan ducted to external wall; replacement of two existing light fittings (Owner-selected); all rough-in and final plumbing and electrical work by licensed trades; final electrical certificate of compliance and plumbing certificate of compliance.
Materials specification: All materials to be of merchantable quality and fit for purpose. Tiles: Owner to select from supplier range up to a tile allowance of $80/m². Vanity: 1200mm wall-hung with engineered stone top (PC sum $1,800). Toilet suite: back-to-wall (PC sum $750). Shower screen: frameless 10mm clear glass (PC sum $1,200).
Exclusions: Excludes: any structural alterations to the existing walls or floor framing; any rectification of pre-existing structural defects discovered during demolition; relocation of existing waste or water mains beyond the existing rough-in points; any work outside the main bathroom; any landscaping or external works.
Variations process: Any variation to the works must be by written variation order signed by the Owner. The Builder will submit a priced quote within 3 business days of being asked, and the variation will not commence until the Owner has accepted the quote in writing. Verbal variations are not binding.
Materials specification: All materials to be of merchantable quality and fit for purpose. Tiles: Owner to select from supplier range up to a tile allowance of $80/m². Vanity: 1200mm wall-hung with engineered stone top (PC sum $1,800). Toilet suite: back-to-wall (PC sum $750). Shower screen: frameless 10mm clear glass (PC sum $1,200).
Exclusions: Excludes: any structural alterations to the existing walls or floor framing; any rectification of pre-existing structural defects discovered during demolition; relocation of existing waste or water mains beyond the existing rough-in points; any work outside the main bathroom; any landscaping or external works.
Variations process: Any variation to the works must be by written variation order signed by the Owner. The Builder will submit a priced quote within 3 business days of being asked, and the variation will not commence until the Owner has accepted the quote in writing. Verbal variations are not binding.
4.
PAYMENT AND PROGRESS CLAIMS
Deposit: 10% of the Contract Price, payable on the signing of this Contract. Deposit limits set by the State Act apply.
Progress milestones:
1. Deposit on signing of this Contract — $3,850.00
2. Completion of demolition, framing and rough-in (plumbing and electrical) — $13,475.00
3. Completion of waterproofing and tiling (membrane test and final tiling) — $13,475.00
4. Practical completion — fixtures installed, certificates issued, defects-free handover — $7,700.00
Payment terms: each progress claim is payable within 7 business days of receipt of a valid invoice.
Security of Payment Act: the Builder retains the statutory rights under Building and Construction Industry Security of Payment Act 1999 (NSW) to make a payment claim and to apply for adjudication of any payment dispute. Pay-when-paid clauses are void under the relevant Act.
Progress milestones:
1. Deposit on signing of this Contract — $3,850.00
2. Completion of demolition, framing and rough-in (plumbing and electrical) — $13,475.00
3. Completion of waterproofing and tiling (membrane test and final tiling) — $13,475.00
4. Practical completion — fixtures installed, certificates issued, defects-free handover — $7,700.00
Payment terms: each progress claim is payable within 7 business days of receipt of a valid invoice.
Security of Payment Act: the Builder retains the statutory rights under Building and Construction Industry Security of Payment Act 1999 (NSW) to make a payment claim and to apply for adjudication of any payment dispute. Pay-when-paid clauses are void under the relevant Act.
5.
STATUTORY WARRANTIES, COOLING-OFF AND INSURANCE
Cooling-off: the Owner acknowledges the cooling-off period of 5 clear business days from receipt of a signed copy of this Contract, as required by the residential building contract framework in New South Wales.
Home warranty insurance: the Builder holds the home warranty / indemnity insurance required by New South Wales: Home Building Compensation Fund (HBCF) insurance is mandatory before work commences or payment is accepted on any residential building contract over $20,000. Home Building Compensation Fund Certificate of Insurance HBCF-2026-04812 issued 12 July 2026 by icare NSW, covering the contract works for the policy period and the statutory warranty period.
Statutory warranties: the Builder expressly acknowledges the statutory warranties implied by Home Building Act 1989 (NSW) s 18B. The warranty period is 6 years for a structural / major defect and 2 years for a non-structural / minor defect.
Home warranty insurance: the Builder holds the home warranty / indemnity insurance required by New South Wales: Home Building Compensation Fund (HBCF) insurance is mandatory before work commences or payment is accepted on any residential building contract over $20,000. Home Building Compensation Fund Certificate of Insurance HBCF-2026-04812 issued 12 July 2026 by icare NSW, covering the contract works for the policy period and the statutory warranty period.
Statutory warranties: the Builder expressly acknowledges the statutory warranties implied by Home Building Act 1989 (NSW) s 18B. The warranty period is 6 years for a structural / major defect and 2 years for a non-structural / minor defect.
6.
DEFECTS LIABILITY AND DISPUTE RESOLUTION
Defects liability period: 12 months from the date of practical completion. The Builder will rectify, at the Builder's cost, any defect notified by the Owner during the defects liability period that is the result of the Builder's breach of this Contract or of the statutory warranties.
Extended manufacturer warranties: Waterproofing membrane: 25-year manufacturer warranty (Davco, certificate to be provided to the Owner on completion). Tiles: 10-year manufacturer warranty against manufacturing defects. Fixtures: as per the manufacturer warranty cards supplied to the Owner.
Consequential loss: to the maximum extent permitted by law (and subject always to the statutory warranties, the Australian Consumer Law guarantees and the State or Territory residential building work Act, which are non-excludable), neither party is liable to the other for any indirect or consequential loss, including loss of profit, loss of use or loss of opportunity, arising out of or in connection with this Contract.
Dispute resolution: The parties will first attempt to resolve any dispute by direct negotiation. If the dispute is not resolved within 21 days, either party may refer the matter to NSW Fair Trading for conciliation and may commence proceedings in the NSW Civil and Administrative Tribunal (NCAT) for rectification orders or compensation.
Governing law: this Contract is governed by the law of New South Wales, Australia, and the parties submit to the non-exclusive jurisdiction of the courts of that State or Territory.
Extended manufacturer warranties: Waterproofing membrane: 25-year manufacturer warranty (Davco, certificate to be provided to the Owner on completion). Tiles: 10-year manufacturer warranty against manufacturing defects. Fixtures: as per the manufacturer warranty cards supplied to the Owner.
Consequential loss: to the maximum extent permitted by law (and subject always to the statutory warranties, the Australian Consumer Law guarantees and the State or Territory residential building work Act, which are non-excludable), neither party is liable to the other for any indirect or consequential loss, including loss of profit, loss of use or loss of opportunity, arising out of or in connection with this Contract.
Dispute resolution: The parties will first attempt to resolve any dispute by direct negotiation. If the dispute is not resolved within 21 days, either party may refer the matter to NSW Fair Trading for conciliation and may commence proceedings in the NSW Civil and Administrative Tribunal (NCAT) for rectification orders or compensation.
Governing law: this Contract is governed by the law of New South Wales, Australia, and the parties submit to the non-exclusive jurisdiction of the courts of that State or Territory.
7.
EXECUTION
Signed as a Contract by the Builder and the Owner on 15 July 2026. By signing this Contract, each party confirms that they have read this Contract, understand it, and accept the obligations set out in it.
IN WITNESS WHEREOF, the parties have executed this Agreement as of the date indicated.
BUILDER
Wattlebark Renovations Pty Ltd
Date: ____________________
OWNER
Daniel and Priya Khoury
Date: ____________________
Available as a print-ready PDF or an editable Microsoft Word (.docx) file.
What Is a Minor Works Building Contract?
A <strong>Minor Works Building Contract</strong> is a short-form written contract between a licensed Australian builder and a homeowner for residential building work at a price above the State threshold that requires a written contract, but below the threshold that triggers the major / Level 2 contract requirements. It is the right contract for typical renovations — a bathroom refit ($25,000–$45,000), a kitchen refit ($30,000–$60,000), a deck ($15,000–$30,000), a small extension ($60,000–$150,000) — where the parties want a clear, compliant, lawyer-quality contract without the full formality of a HIA major works contract or a Master Builders contract.
Each Australian State and Territory has its own residential building contract framework. <strong>NSW</strong> requires a written contract for residential building work over $5,000 (<em>Home Building Act 1989</em> (NSW) Part 2) and HBCF insurance over $20,000. <strong>Victoria</strong> requires a major domestic building contract for work over $10,000 (<em>Domestic Building Contracts Act 1995</em> (Vic) s 31) with a 5-clear-business-day cooling-off period (s 34). <strong>Queensland</strong> splits Level 1 ($3,301–$19,999) and Level 2 ($20,000+) regulated domestic building contracts (<em>QBCC Act 1991</em> Schedule 1B) with a 5-business-day cooling-off and mandatory Queensland Home Warranty Scheme insurance over $3,300. <strong>South Australia</strong> raised the written-contract and building indemnity insurance threshold from $12,000 to $20,000 on 10 November 2025 (<em>Building Work Contractors Act 1995</em> (SA)). Smaller jurisdictions (TAS, ACT, NT) have similar frameworks with confirmed differences.
A short-form contract that names the works in a sentence is the source of most renovation disputes. The Doxuno Minor Works Building Contract produces a properly structured contract with state-aware cooling-off, home warranty insurance acknowledgement, statutory warranty acknowledgement, an itemised progress milestone schedule, a defects liability period and a dispute resolution clause — all in a single Word or PDF document.
What's Covered in This Template
Our Australian Minor Works Building Contract covers every essential commercial and statutory requirement, with state-aware switching for the eight jurisdictions.
Builder (Free)
Builder name, ABN, builder licence, address and contact details — a licensed builder is required for almost all residential building work in Australia.
Owner, Property, Works (Free)
Owner name, property address, works description, contract price (incl. GST), start and practical completion dates, and a plain-English payment schedule summary.
Governing State (state-driven, Free)
NSW / Victoria / Queensland / WA / SA / Tasmania / ACT / NT — selects the cooling-off period, home warranty insurance trigger and statutory warranties.
Statutory Framework Clause (Free, state-aware)
Auto-injected statutory framework — the State warranty Act, the written-contract and cooling-off framework, the home warranty insurance scheme, and the ACL guarantees.
Expert: Detailed Scope
Detailed scope of works, materials specification (with PC sums for owner-selected items), exclusions (what is explicitly not in the price), and a written variations process.
Expert: Payment and Progress Claims
Deposit (with State deposit cap), itemised progress milestones tied to identifiable work, payment terms, retention, and the SOPA Act statutory rights overlay.
Expert: Cooling-off and Insurance
State-aware cooling-off acknowledgement (Vic 5 clear business days, NSW / QLD 5 business days, SA / TAS / ACT / NT to confirm), home warranty / indemnity insurance acknowledgement, and statutory warranty acknowledgement.
Expert: Defects Liability
12-month defects liability period from practical completion, extended manufacturer warranties (waterproofing, tiles, fixtures), consequential loss exclusion (subject to non-excludable statutory warranties and ACL guarantees).
Expert: Dispute Resolution
Negotiation → State building authority conciliation → State tribunal proceedings (NCAT, VCAT, QCAT, etc.) or court of competent jurisdiction, with governing law for the State.
Two Signatures
BUILDER + OWNER signature blocks — two-party execution as a contract.
SA Threshold Reform (10 November 2025)
Current to the South Australian threshold change from $12,000 to $20,000 for written contracts and building indemnity insurance.
Victorian 15 April 2026 Reforms
Current to the Victorian Building Legislation Amendment (Fairer Payments on Jobsites and Other Matters) Act 2025 commencing 15 April 2026.
How to Create a Minor Works Building Contract
Follow these steps to produce a state-aware, statute-compliant Australian residential building contract ready for both parties to sign.
- 1
Enter Builder Details
Enter the builder name, ABN, builder licence number (required in almost every State for any non-trivial residential building work), address and contact details. The builder must hold a current licence for the class of work and the project value.
- 2
Enter Owner, Property and Works Details
Enter the owner name (use the name on the property title), the property address, a clear description of the works, the contract price (inclusive of GST), the start date and the practical completion date.
- 3
Set the Payment Schedule Summary
Enter a plain-English summary of the payment milestones — deposit (subject to State cap, typically 10% for contracts under $20,000), progress payments at identifiable work stages, balance on practical completion. Itemised milestones with amounts go in the Expert section.
- 4
Select the State or Territory
Select the State or Territory of the property — this selects the cooling-off period, the home warranty insurance scheme and the statutory warranties applicable to the contract.
- 5
Add the Detailed Scope (Expert)
Add the detailed scope of works (what is included, materials grades, allowances and PC sums), the exclusions (what is explicitly not in the price) and a written variations process (written variation orders only, priced before works commence).
- 6
Configure Payment and Progress Claims (Expert)
Set the deposit (as a percentage or dollar amount), the itemised progress milestones tied to identifiable work stages, the payment terms (typically 7 business days after valid invoice), and any retention. The SOPA Act statutory rights are added automatically for the State.
- 7
Add Cooling-off, Insurance and Warranty Acknowledgements (Expert)
Include the state-aware cooling-off acknowledgement (mandatory in most States), the home warranty insurance acknowledgement (with policy details if held), and an express statutory warranty acknowledgement.
- 8
Add Defects Liability and Dispute Resolution (Expert)
Set the defects liability period (typically 12 months), list extended manufacturer warranties, decide on consequential loss exclusion (with the statutory warranties and ACL guarantees protected), and set the dispute resolution clause (negotiation → State building authority → tribunal).
Why Doxuno documents are different
Four things that make our templates more thorough than AI-generated drafts and more current than static template libraries.
Always current
Always current with the law
Templates carrying statute references are continuously updated as the law changes. Your document always reflects the current legal framework.
Free PDF
Print-ready PDF
Free to download. Vector text, embedded fonts, statute citations baked in. Print, sign, file. Ready for any signing flow including electronic signature.
Word · .docx
Editable Word (.docx)
Continue editing in Word after download. Add custom clauses, reuse the template for similar agreements, or share with a colleague for collaborative review.
Requires Expert one-time unlock or any paid Doxuno subscription.
Legal Considerations
Australian residential building contracts are heavily regulated — get the cooling-off, insurance and warranty acknowledgements right or the contract may be voided or unenforceable to that extent.
This template is for informational purposes only and does not constitute legal advice. Residential building contract requirements vary by State and the law changes periodically (most recently SA on 10 November 2025 and Victoria on 15 April 2026). For substantial works, obtain advice from an Australian construction lawyer.
Reviewed for Australian residential building law
Written Contract Thresholds Vary by State
Every State Act has a different threshold at which a written domestic building contract becomes mandatory: <strong>NSW</strong> $5,000 (small jobs $5,000–$20,000, large jobs over $20,000 under the <em>Home Building Act 1989</em>); <strong>Victoria</strong> $10,000 for a major domestic building contract (<em>DBC Act 1995</em> s 31); <strong>Queensland</strong> $3,301 for a Level 1 regulated contract, $20,000 for Level 2 (<em>QBCC Act 1991</em> Schedule 1B); <strong>South Australia</strong> $20,000 from 10 November 2025 (raised from $12,000) under the <em>Building Work Contractors Act 1995</em>; smaller States have parallel thresholds. Below the threshold, a written contract is not required by law but is still strongly recommended.
Cooling-off Period is Mandatory
A residential building contract that omits the State-required cooling-off notice may be voidable or the cooling-off right may be extended significantly. <strong>Victoria</strong>: 5 clear business days under <em>DBC Act 1995</em> s 34, with extension under s 35 if the warning is not given. <strong>NSW</strong>: 5 business days for large jobs over $20,000. <strong>Queensland</strong>: 5 business days under Schedule 1B QBCC Act, beginning the day after the signed contract and (for Level 2) the QBCC Consumer Building Guide are received. The cooling-off acknowledgement in the Doxuno template is state-aware and produces the correct wording for the selected State.
Home Warranty Insurance Triggers
Most States operate a home warranty / indemnity insurance scheme that the builder must hold before commencing work or accepting payment over the prescribed threshold. <strong>NSW</strong> HBCF insurance over $20,000. <strong>Victoria</strong> Domestic Building Insurance over $16,000. <strong>Queensland</strong> Home Warranty Scheme over $3,300. <strong>SA</strong> building indemnity insurance over $20,000 (from 10 November 2025). <strong>WA</strong> home indemnity over $20,000. <strong>ACT</strong> Builders Warranty Insurance over $12,000. <strong>Tasmania</strong> and the <strong>Northern Territory</strong>: no mandatory scheme — owners rely on the statutory warranties and ACL guarantees.
Statutory Warranties Are Non-Excludable
The statutory warranties implied by each State Act (NSW Home Building Act s 18B, Vic Domestic Building Contracts Act s 8, QLD QBCC Schedule 1B, ACT Building Act s 88) cannot be excluded by contract. They run for the prescribed warranty period regardless of any contractual term that purports to shorten the period or limit the builder's liability. The Doxuno template expressly acknowledges the statutory warranties and includes a consequential-loss exclusion that is carefully drafted to leave the statutory warranties and ACL guarantees intact.
Frequently Asked Questions
Lock In Your Minor Works Contract Today
Select the State of the property, enter the builder and owner details, the property, the works, the price and the timeline, and produce a state-aware Minor Works Building Contract with the cooling-off, home warranty insurance, statutory warranties, progress milestones, defects liability and dispute resolution all in place — ready for both parties to sign. Cross-link to the Doxuno Australian Subcontract Agreement and Independent Contractor Agreement templates for downstream construction supply chain.
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