Before you sign any Adelaide pergola, verandah, patio or carport quote, ask these 10 questions. Builders who answer all 10 confidently are the builders worth signing with. Builders who dodge or fudge are the ones to walk away from.
1. "What's your BLD licence number, and where do I verify it?"
Every SA builder doing work over $20,000 inc GST must hold a current Building Work Contractor's Licence with a BLD prefix (the threshold increased from $12,000 on 10 November 2025). The licence number should be on the quote. Verify it on the CBS Public Register (consumerandbusinessservices.sa.gov.au). If they hesitate or won't provide the number, walk away.
2. "Will I get a Builders Indemnity Insurance certificate before deposit?"
BII is mandatory under the SA Building Work Contractors Act 1995 for residential building work over $20,000 inc GST (the threshold increased from $12,000 on 10 November 2025). The certificate must be provided to you before any deposit changes hands or work commences. If the builder says "we'll sort that out later," that's a serious red flag.
3. "Do I need development approval for this in my council?"
The builder should check the PlanSA portal for your property and confirm what level of approval applies. Heritage zones, BAL areas, coastal setbacks, and over-20m2 floor areas all trigger Development Approval. Builders who say "no council needed" without checking are bypassing rules that catch up to homeowners at sale.
4. "Is my home in a heritage zone or BAL-rated area?"
Your builder should know this for your specific address before quoting. Heritage councils (NPSP, Burnside, Unley, Prospect, City of Adelaide) and Hills/foothills BAL ratings change material specifications and approval timelines significantly.
5. "Are footings engineered for our reactive clay site?"
Most of metro Adelaide sits on reactive clay that shifts 30-50mm seasonally. Standard 300mm concrete pads usually fail within 5 years. Reputable builders specify engineered piers (450-600mm diameter, 1.2-1.5m deep) sized per AS 2870 for your site. If the quote doesn't mention footing size and engineering, ask.
6. "Will you provide a written engineering certificate?"
Wind region A2 (all of Adelaide metro) requires pergolas and verandahs to be engineered to AS 1170.2 and AS 4055. The engineering certificate accompanies Building Rules consent and proves the structure won't blow apart. Builders who skip engineering are doing illegal work.
7. "Are downlights and ceiling fans included? Will I get an eCoC?"
If the build includes any electrical (almost every modern alfresco does), a licensed SA electrician must complete it and issue an electrical Certificate of Compliance (eCoC). The eCoC is lodged with the Office of the Technical Regulator. Without it, your insurance may not cover electrical fault claims.
8. "Show me 3 recent local job photos with named suburbs."
Generic stock photos and vague portfolio claims are warning signs. A reputable builder has named-suburb references from the last 6-12 months in your area. Drive past one of them if you can.
9. "Is this a fixed quote, or 'starting from'?"
"Starting from $X" is the classic blowout setup. Footings, electrical relocate, gutter join, council fees, extra trips - these are the items that turn an $18k quote into a $26k invoice. Demand a fixed quote with all known variables included.
10. "How will you handle any council referral or condition?"
If your council requires a heritage advisor consult, BAL assessment, or design referral, the builder should manage this on your behalf. Some builders try to push council compliance onto the homeowner - a sign they don't actually want the regulatory burden.
Bonus question: "Show me your most recent BII certificate."
Asking to see the actual BII certificate (not just hearing about it) filters out a remarkable number of unfit builders. Reputable builders are happy to show it.