Also, will any of them agree to have the final 5% or 10% paid after all Council...

I think you are in for a bit of a reality check. Unfortunately with the huge amount of work around I would think it unlikely any builder would agree to terms that you suggested,as they simply don’t need to.Take a look at the Masterbuilders contract,even with a finish date there is 15 clauses of how they don’t have to keep to the finish date with everything from weather to someone stubbing their toe. And what are your rights?Basically nothing you can do as the agreement is 100% biased to the builders favour,if you do question something you are refered to their mediators,bit like the police investigating themselves. The use of p sums seems to be widespread and where they make considerable margins from it,stay away from them, Integrity and honesty do not seem to form any part of the contract these days and the major players in the industry are well versed in contractual matters. Most usually command 10% deposit and as many houses are in the $1,000,000 range that’s $100,000 deposit that they can sit on and use free of charge,not uncommon to take 12 months to start building the actual house,so if you have 10-20 houses there’s $2,000,000 gratis. Then you will find they will require you to pay as you go leaving the $100,000 in advance making it impossible for you to cancel the contract as the loss would be too much. Ideally we should put the funds in an escrow account whereby they get paid in instalments and to your satisfaction that the workmanship is up to standard,I would guess most would not be in business if this was the case.This is the biggest investment of your life it deserves carefull thought and consideration. Most group builders are nothing more than facilitators with their own flashy sales and design team to get you hooked in,then show you their beautifully finished show home that you may or may not get.Then they contract the work out to anyone that can hold a hammer. Alls not lost as there is now a 10 year builders guarantee as long as the builder is still around,sadly most fail at around six years. Go to an architect and get him to design and recommend a contractor,preferably one that is a bit older as they have a healthier work ethic and more extensive building knowledge. Check out the building act 2004 and the Building amendment act 2013 for some guidance if you run into problems. Hope I haven’t put you off and good luck.

Many thanks, Sam. That was really helpful in terms of the law. Went thru some of it. Looks like the provisions leave a lot of wriggle room for contractor – and, as you say, they don’t have to sign stuff that are not illegal. I am now quite diffident really. It seems all the big firms Landmark Signature GJ have given grief to people reporting here. Like you, others have also advised me to go for a builder one knows – and who is experienced. That may be the best option when available. Not having such people in my network I am still looking. Anyone with experience with good/trustworthy (oops) builders in Auckland city, maybe smaller firms, or architects that have such contacts please share. Many thanks.

Sanjay, try Maddren Homes. We found them both good and trustworthy. Certainly wouldn’t reccommend GJ ever under any circumstance.

Hi Richard Does Maddren have a central Auckland franchise? Is that good? Did you build in Cockle Bay with them or was that another Richard on this blog? I saw a beautiful house on the North Shore that Maddren built with a lot of extras – the owner’s pride really – but was told they were expensive so did not contact Maddren. How did you find the prices with Maddren? Did you also find out about DW – how are they and do they do central Auckland? Many thanks

Hi Richard, Is there any particular reason you don’t reccommend GJ, especailly after the TV ads and the good reputation they seem to have?

Hi Sanjay Maddren Homes aren’t a franchise and yes they are building in Auckland central. Different Richard. I personally don’t think they are expensive, you get what you pay for and with them you get things done right.

Thanks Richard. Makes sense. The North Shore one was extraordinary with lots of smarts too – and close to 5k per sq m. So I am keen to see anyone else who built with them. Did you? or did you go with DW who also look good with their designs and I plan to visit. If ok, would like to hv a bit more detailed chat if you hv experience with either. Thanks

Hi Sanjay I’m a home consultant for DW Homes and will be happy to talk to you about your build and also any queries you have regarding building contracts etc. My phone number is 021 515006 Thanks, Nicole

Thanks, Nicole. Am travelling, will get in touch.