Melbourne VerandasHow to choose a verandah or outdoor builder in Victoria
Three things separate a safe hire from a costly one: registration, insurance, and everything in writing. Dodge any of them and walk.
A verandah is real building work — a roof tied into your house, engineered footings, a permit. That means the builder matters more than the brochure. In Victoria the protections are strong if you use them, so the job is to confirm a few specific things before you sign.
Registration and insurance
For most domestic building work worth more than $10,000, the builder must be appropriately registered and use a major domestic building contract. For new eligible contracts signed on or after 1 July 2026, Home Warranty generally applies to eligible domestic building work valued above $20,000. Eligible pre-1 July 2026 work can remain under the former Domestic Building Insurance (DBI) scheme.
The biggest red flag
If a builder says insurance 'isn't needed', or offers to split the contract into smaller amounts to duck the threshold — walk away. It usually means they can't get insured. Ask for the certificate before you sign, and check it names the insurer, policy number and your address.
Deposits and the written contract
Victoria currently caps deposits at 10% for contracts under $20,000 and 5% for contracts of $20,000 or more. A builder wanting 30–50% up front is a warning sign. Major domestic building work above $10,000 generally requires a written major domestic building contract.
Questions worth asking
Ask to see recent local verandahs (ideally in your conditions — bayside, sloping, heritage). Ask exactly how the new roof ties into your existing one and what roof system they'll use, in writing. Ask who pulls the permit and deals with the surveyor. And check the public register for disciplinary history before you commit.
Official sources checked
Rules and thresholds below were reviewed against current Victorian government guidance on 6 September 2026. Property-specific planning controls can still vary by title, zone and overlay.
Related services
Related reading
Common questions
Do I need a registered builder for a verandah?
Yes — where the work is domestic building work above $10,000, the appropriate registration and major-contract requirements generally apply. For new eligible contracts signed from 1 July 2026, Home Warranty generally applies above $20,000.
What deposit can a builder ask for?
In Victoria, the current maximum deposit is 10% for contracts under $20,000 and 5% for contracts of $20,000 or more.
Is this legal advice?
No — it's general information, and thresholds and insurance rules change (Victoria's changed in 2026). Confirm current figures on the state regulator's site before relying on them.
Want this applied to your place?
Every site is different. We'll give you advice specific to your block, not a generic rule of thumb.