These terms set out the basis on which OTTO Sheds (a division of Lange Constructions, QBCC #1098062) provides quotes, supply, and construction services. They are intended to operate alongside any written contract we sign with you for a specific build. Where there is a conflict, the signed building contract prevails.
1. About these terms
In these terms:
- "OTTO", "we", "us", and "our" refer to Lange Constructions (QBCC #1098062), trading as OTTO Sheds, a Townsville-based builder operating across North Queensland.
- "You" and "your" refer to the person or business engaging us, or considering engaging us.
- "Quote" means a written quotation we provide for proposed works.
- "Contract" means the signed building contract for a specific project.
Nothing in these terms is intended to exclude, restrict, or modify any consumer guarantees or other rights you have under the Australian Consumer Law (ACL) or the Queensland Building and Construction Commission Act 1991 (Qld) that cannot lawfully be excluded.
2. Quotes and scope
Quotes we provide are valid for 30 days from the date of issue, unless we tell you otherwise in writing. After that period, prices, lead times, and material availability may change.
Every quote is based on the information you've given us and, where we've been able to do so, a site inspection. Quotes are subject to:
- A site inspection (if not already completed) confirming access, ground conditions, and slope.
- The accuracy of the site information provided to us.
- Engineering review for the relevant Wind Region (typically Region C across our service area) and terrain category.
- Council and certifier requirements applicable to your property.
Unless expressly listed as included, quotes do not cover items such as: rock excavation, retaining walls, asbestos handling, contaminated-soil disposal, electrical or plumbing connections, internal fit-outs, council and certifier fees, or works beyond the scope described. If any of these are required, we will quote them separately as a variation.
3. Acceptance and deposit
You accept a quote by signing the relevant building contract and paying the deposit. The contract sets out the agreed scope, price, payment schedule, and timeline.
Our standard payment structure is:
- A deposit on contract signing
- Progress payments at agreed milestones (typically on slab pour, frame up, sheeting, and practical completion)
- Final balance on practical completion
Specific deposit and progress payment amounts are set out in your written building contract. Payment is due by the date shown on each invoice. Overdue amounts may attract interest at a reasonable commercial rate and we may suspend works until overdue amounts are paid.
All amounts are in Australian dollars and, where applicable, include GST as marked on the invoice.
4. Site requirements
You are responsible, at your cost, for making sure that:
- The site is accessible to our crew, vehicles, and material deliveries during normal working hours.
- The location of underground services (water, sewer, power, telecommunications, gas) is identified before excavation. We recommend a Dial Before You Dig (BYDA) request for every project.
- Any required surveys (boundary, contour, or otherwise) are arranged where the project depends on them.
- Any council approvals you've agreed to obtain yourself are in place before work starts.
- The site is reasonably clear of obstructions, vegetation, and personal property in the work area.
- You hold the rights to build at the proposed location (for example, you are the owner or have written owner consent).
If site conditions on arrival are materially different from those quoted (for example, hidden services, unstable ground, or restricted access), we will discuss the impact with you and, if needed, issue a variation.
5. Variations and changes
If you ask for changes after the contract is signed, or if changes become necessary because of site conditions, council requirements, or material availability, we will document the change as a written variation.
A variation will set out:
- What is changing.
- The price impact (additional cost or credit).
- Any impact on the timeline.
Variations are payable in addition to the contract price and become part of the contract once signed by both parties.
6. Construction timeline
Any timelines we provide are good-faith estimates based on current information. Real-world build times depend on factors that aren't fully in our control, including:
- Weather (we work in a tropical climate, and wet-season delays are real).
- Material lead times from suppliers.
- Council and certifier processing times.
- Site readiness on your end.
- Variations and additional works.
We will keep you informed if a delay arises and will work to minimise the impact.
7. Council approvals and engineering
Most shed builds in Queensland require either a building approval through a private certifier, council approval, or both. Our standard approach is to handle this paperwork on your behalf as part of the project, including:
- Engineering drawings and certification for your specific site.
- Lodgement with a private certifier or council where required.
- Final inspections and certificates.
Where you've agreed to handle approvals yourself, that responsibility stays with you, and we won't start works that require an approval we haven't sighted.
You remain responsible for any matters that fall outside the building approval scope, including (where relevant) town-planning approvals, easements, covenants, body-corporate consents, and neighbour notifications.
8. Warranty
Our work and the materials we supply are covered by:
- The consumer guarantees under the Australian Consumer Law, which apply automatically and cannot be excluded. These include guarantees that services will be provided with due care and skill, will be fit for any purpose you've made known to us, and will be supplied within a reasonable time.
- The statutory insurance scheme administered by the QBCC where it applies to residential construction work in Queensland.
- Manufacturer warranties on materials we supply, including BlueScope and COLORBOND steel and EziBuilt kit components, for the periods set out in those manufacturers' warranty documents.
- Workmanship warranty: we warrant our workmanship for 12 months from practical completion, in addition to your statutory rights and any QBCC mandatory warranties that apply.
To make a warranty claim, contact us as soon as you become aware of an issue. We will arrange to assess and, where the claim is valid, repair or rectify the work. Warranty does not cover damage caused by misuse, modifications by others, neglect, fair wear and tear, or events beyond our reasonable control.
9. Liability
Subject to your rights under the Australian Consumer Law and any other rights that cannot lawfully be excluded:
- Our total liability to you arising out of or in connection with a project is capped at the contract price you have paid us for that project.
- We are not liable for indirect or consequential losses, including loss of profit, loss of business, loss of opportunity, or loss of use.
- We are not liable for issues caused by inaccurate information you've provided, work carried out by others, or changes you make to the structure after handover.
Nothing in this section limits liability that cannot be limited by law, including liability under the consumer guarantees in the ACL.
10. Insurance
We carry the insurances appropriate for a licensed builder operating in Queensland, including public liability and contract works insurance, alongside the workers compensation arrangements required for our crew.
Certificates of currency are available on request.
11. Force majeure
We are not liable for delay or failure to perform that is caused by events beyond our reasonable control. These can include, but are not limited to: severe weather, cyclones, flooding, fire, pandemic, government actions or directions, supplier failures, industrial action, and disruption to transport or utilities. If a force majeure event affects a project, we will let you know, work with you to minimise the impact, and where appropriate adjust the timeline accordingly.
12. Disputes
If a dispute arises, we ask that you raise it with us first so we can try to resolve it directly. Most issues are easier to sort out with a phone call than a letter.
If we can't resolve the issue between us, the parties agree to attempt resolution through the QBCC's dispute resolution service before commencing court proceedings, where the dispute relates to building work covered by the QBCC Act.
These terms and any contract we enter into with you are governed by the laws of Queensland, Australia. The parties submit to the non-exclusive jurisdiction of the courts of Queensland.
13. Variation of these terms
We may update these terms from time to time. The current version will always be on our website, with the "Last updated" date shown at the top. The version that applies to your project is the version in force when your contract is signed, unless we both agree in writing to update it.
14. Contact
If you have a question about these terms or about a project, please contact us:
- Phone: 0407 846 622
- Email: sales@ottosheds.com.au
- Post: Townsville, Queensland
- QBCC licence: #1098062 (Lange Constructions)
- ABN: 32 678 689 125