An imported building product is only cheaper if it is compliant, consistent with the approved sample, delivered when the programme needs it and supported if something fails. Prove those four things first, then compare price.

Compliance comes first

Every product installed in an Australian building must be suitable for its use under the National Construction Code (NCC). For many products that means meeting a specific Australian Standard and being able to show the evidence to the certifier. A product that cannot be documented can stop a project at inspection or occupation, regardless of how good it looks.

Common examples on residential projects:

  • Windows and external glazed doors: rated to AS 2047 for the site's wind, water penetration and air infiltration requirements. The rating needs to suit the actual site, not just a generic product brochure.
  • Glass: selected and installed in accordance with AS 1288, including safety glazing in the locations where it is required.
  • Plumbing and drainage products: WaterMark certification where the product falls within the scheme.
  • Electrical equipment: compliance with Australian electrical safety requirements, including the RCM mark for in-scope equipment.
  • Façade and cladding products: evidence of fire performance appropriate to the building's classification and the NCC requirements.

Ask for test reports and certificates for the exact product, from the actual manufacturer, before production. Confirm with the project's architect, engineer and certifier what they will need to see.

Prohibited and high-risk materials

Two issues deserve particular attention when sourcing from overseas.

Engineered stone. The manufacture, supply, processing and installation of engineered stone benchtops, panels and slabs has been prohibited in Australia since 1 July 2024, and importing them has been prohibited since 1 January 2025. Benchtop and cladding packages should be specified in natural stone, porcelain or other compliant materials.

Asbestos. Australia prohibits the import of asbestos and asbestos-containing goods. Some building products and components from overseas supply chains have been found to contain it. For higher-risk product types, require documentation from the supplier and, where appropriate, testing before shipment. Discovering it at the border, or after installation, is far more expensive.

Biosecurity also matters. Timber packaging such as pallets and crates should be treated and marked under ISPM 15, and containers must arrive clean, or goods can be held for inspection and treatment.

Samples and batch consistency

Natural materials vary. Stone, timber veneers and some tiles can differ noticeably between batches, and a showroom sample may not represent the production run. Good practice is to:

  • Approve physical samples for every visible material, and keep a signed control sample on both sides.
  • Reserve stone by block or batch where possible, and approve slab photographs or a dry lay before cutting.
  • Inspect production against the control sample and approved shop drawings before packing, not after the container arrives.

Lead time and the build programme

Overseas sourcing adds steps: shop drawings, sample approval, production, inspection, packing, sea freight, customs and biosecurity clearance, and local delivery. Together they often take several months. The order date therefore needs to be planned backwards from the installation date in the construction programme, with a buffer for clearance or shipping delays.

Two practical rules help. First, take site measurements for made-to-measure items such as windows and joinery at the right stage, and build in tolerances. Second, plan where delivered goods will be stored on site and how they will be protected, especially on tight Sydney sites.

Landed cost, not unit price

A factory quotation is the start of the cost, not the total. Compare options on a landed and installed basis, which typically includes:

  • Product cost and any tooling or sample charges
  • Inspection and quality control
  • Packing, freight and marine insurance
  • Customs duty where applicable, GST, customs broker and port charges
  • Biosecurity inspection or treatment if required
  • Local delivery, unloading and storage
  • Installation, including any extra work caused by tolerances or unfamiliar systems
  • An allowance for breakage, defects and replacement parts

On many packages the saving survives this test; on some it does not. Doing the comparison honestly is what makes cross-border sourcing credible.

Warranty and responsibility

Before ordering, confirm in writing who is responsible if the product is defective, who supports it locally, how warranty claims are made and how spare parts or replacements are supplied. Make sure the installing contractor accepts the product and its installation instructions, and that warranty documents are collected for handover to the owner.

At AUD Group, product responsibility, certification, warranties and contracting arrangements are confirmed for each package before it is ordered. See how cross-border procurement fits within the wider development and construction plan.

Checklist before you order

  • Do you have test reports and certificates for this exact product, from this manufacturer?
  • Has the certifier or relevant consultant confirmed the evidence is acceptable?
  • Is the product free of prohibited materials, with documentation for higher-risk categories?
  • Are control samples approved and retained?
  • Is the order date planned backwards from the installation date, with a buffer?
  • Have you compared landed and installed cost, not factory price?
  • Is warranty responsibility clear, and will the installer accept the product?

This article is general information, not legal, customs, compliance or construction advice. Requirements depend on the product, the building and current regulations; confirm them with the project's certifier, consultants and relevant authorities.