The Victorian schedule
In Victoria, a major domestic building contract to build a new home has its progress payments set by the Domestic Building Contracts Act 1995. The builder may take a deposit, then claim a fixed percentage of the contract price when each stage of the build is reached. The percentages are in the Act and the calculator has them as defaults. Multiply each by the contract price and you have the claim.
| Stage | Share | What it means | $450,000 contract |
|---|---|---|---|
| Deposit | 5% | Paid on signing. 10% if the price is $20,000 or less. | $22,500 |
| Base | 10% | Slab poured, or footings and stumps in, and the base ready for the frame. | $45,000 |
| Frame | 15% | Frame complete and, where an inspection is required, approved by the building surveyor. | $67,500 |
| Lock-up | 35% | External cladding and roof covering fixed, flooring laid, external doors and windows in, even if temporary. | $157,500 |
| Fixing | 25% | Internal linings, architraves, skirting, doors, shelves, baths, basins, sinks, cabinets and cupboards fitted. | $112,500 |
| Completion | 10% | Work complete in accordance with the plans and specifications. | $45,000 |
What the stages actually mean
The stage definitions are in the Act and they matter, because a claim made before the stage is reached is not due. Lock-up is the one most argued over: it needs the external walls clad, the roof on, the structural floor laid, and the external doors and windows fixed so the building can be secured, and it is the biggest claim because by then most of the materials are in the building. Fixing is reached when the internal linings and all the joinery and fittings listed in the Act are in position, which is before painting, tiling and floor coverings. Completion means the work is finished as the contract describes it, not the day the builder leaves the site.
Renovations and other contracts
The fixed schedule applies to contracts to build a home. Renovation, extension and other domestic building contracts can set their own stages and percentages, as long as the contract complies with the Act, the deposit stays within the limit, and the builder does not claim more than the value of the work done. Common renovation contracts break the work into stages that match the job: demolition and footings, frame and roof, lock-up, fit-off and completion, with the percentages negotiated. Change the fields in the calculator to test any schedule; the check at the top tells you whether it adds up to 100.
Worked example
A new home at $450,000 including GST. Deposit $22,500 on signing. Base $45,000, so $67,500 paid by the time the slab is down. Frame $67,500, cumulative $135,000. Lock-up $157,500, cumulative $292,500. Fixing $112,500, cumulative $405,000. Completion $45,000 and the full $450,000 is paid. The GST inside the price is $40,909.
Common questions
What are the stages in Victoria?
Deposit up to 5%, base 10%, frame 15%, lock-up 35%, fixing 25%, completion 10% for a new home. Renovations by agreement.
Maximum deposit?
5% over $20,000, 10% at or under $20,000.
What is lock-up?
External cladding and roof on, floor laid, doors and windows fixed so the building can be locked.
What is fixing?
Internal linings, architraves, skirting, doors, shelves, baths, basins, sinks, cabinets and cupboards in position.
General information about the Victorian schedule, not legal advice. Contracts in other states and territories, and non-standard contracts, have their own rules. Check the contract and the Act, or ask Consumer Affairs Victoria or a lawyer.