Planning your dream home in Forster, Tuncurry or anywhere along the Mid-North Coast often starts with getting quotes from builders. Many advertise a “free quote” to make things sound simple, but when it comes to custom-designed homes, these free quotes can be dangerously misleading.

Free quotes for custom designed houses rarely reflect the true cost of building, often skipping vital details to save time. The result? Budget blowouts, unexpected costs and a stressful build experience that no homeowner deserves.

Why Builders Offer Free Quotes (and Why It’s a Red Flag)

Preparing a genuine and accurate custom home quote isn’t something that can be done in an hour. A true quote can take 50+ hours with detailed supplier pricing, subcontractor quotes and job scheduling.

When a builder offers this for free, corners are usually cut. Planning steps are rushed and key site details get overlooked, meaning surprise costs and contract variations hit you later.

This is one of the leading causes of budget blowouts in the building industry. In fact, NSW Fair Trading warns that a building quote that seems too good to be true often means essential costs have been left out, only to reappear as expensive surprises later.

Free Quotes Are Often Just Estimates

Here’s the key distinction:

• Estimate: A quick, one-page ballpark figure based on generic details e.g. 4-bedroom, 2-bathroom home. It’s not site-specific and doesn’t include proper supplier or trade pricing.

• Quote: A comprehensive 25–40-page document with exact inclusions, materials, timelines and sometimes drawings. It reflects real numbers, not guesswork.

Most free quotes are actually estimates dressed up as something more. And that’s why so many homeowners end up blindsided by higher costs once construction begins.

The Trap of PS and PC Allowances

Another common tactic is filling the quote with Provisional Sums (PS) or Prime Cost (PC) allowances. These are placeholder figures used when selections haven’t been made yet.

It’s normal to see a few PS or PC allowances, but if a free quote has almost everything listed this way, it’s a huge red flag. It means the builder hasn’t done the groundwork, leaving plenty of room for costs to escalate.

Why Professional Builders Charge for Quotes

Custom homes and large renovations in Forster and surrounding areas on the Mid-North Coast need careful and accurate planning. That’s why professional builders charge a nominal fee for detailed quotes.

You’re not just paying for paper; you’re paying for certainty. A professional quoting process ensures:

• Supplier and trade pricing has been confirmed
• Site conditions have been properly considered
• You’re receiving transparent, accurate numbers upfront
• The risk of surprise costs later is dramatically reduced

This small upfront investment often saves homeowners tens of thousands of dollars in avoided variations and disputes.

What a Stress-Free Build Looks Like

Building your dream home should feel exciting, not overwhelming. With the right process in place from the start, you’ll experience:

• Transparency: Every inclusion explained clearly.
• Certainty: A budget you can trust, with fewer surprises.
• Confidence: Knowing your home is designed for your lifestyle and future.

Instead of feeling anxious about what’s missing in a free quote, you can move forward with peace of mind knowing the numbers are accurate and the builder is on your side.

Protect Yourself Before You Choose a Builder

Free quotes may sound appealing, but the hidden costs can turn your dream build into a nightmare. Before you commit to any builder, protect yourself by knowing the key red flags and asking the right questions.

We’ve put together a free checklist à “5 Things You Must Know Before Choosing Your Builder.”

Inside, you’ll discover the most common traps homeowners fall into (and how to avoid them), so you can move forward with confidence and peace of mind.

Download your copy here and take the first step toward a stress-free build in Forster, Tuncurry and beyond.