What Comes With a New Build? What You Should Expect in a Brand-New Home

When you buy a new build, you’re not just buying a house-you’re buying a promise. A promise that everything’s fresh, everything’s up to code, and everything’s been thought through. But here’s the thing: not every builder includes the same stuff. And if you don’t know what’s actually in the package, you could end up paying extra for things you thought were already covered.

What’s Actually Included in a New Build?

A new build in New Zealand today typically comes with a set of standard inclusions, but these vary depending on the builder, the price point, and the region. In Wellington, where weather and terrain affect construction, you’ll usually get:

• Full interior finishes: Painted walls, tiled bathrooms, kitchen cabinetry, and engineered timber or carpet flooring.
• Basic appliances: Oven, cooktop, rangehood, and often a dishwasher. Fridges are rarely included unless it’s a premium package.
• Plumbing and electrical: All fixtures installed-taps, toilets, light switches, outlets, smoke alarms, and a fully wired home with data points.
• Heating: At least one heat pump in the main living area. Some builders add a second in the bedroom, but it’s not guaranteed.
• Window coverings: Basic blinds or curtains on all windows. No custom designs-just functional, off-the-shelf options.
• Outdoor basics: A concrete path to the front door, a single outdoor tap, and a simple lawn or gravel area. No gardens, fencing, or landscaping unless you pay extra.

These are the minimums under the New Zealand Building Code and the standards set by the Master Builders Association. Anything beyond that? That’s up for negotiation.

What’s Usually Not Included (And Costs Extra)

Here’s where people get tripped up. You think you’re getting a turnkey home, but then you’re handed a list of extras that add up to tens of thousands. These are the most common omissions:

• Landscaping: No trees, no shrubs, no garden beds. You’ll need to budget $5,000-$15,000 for this, depending on size.
• Fencing: A basic timber fence around the boundary might be included in high-end builds, but most new builds leave this to the owner. Expect to pay $3,000-$8,000.
• Window upgrades: Double glazing is standard in most new builds now, but if you want triple glazing or custom shapes, that’s extra.
• Smart home features: Automated lighting, security systems, or voice-controlled blinds? Those are add-ons. Even basic smart thermostats aren’t included.
• Laundry setup: The washer and dryer? Not included. The hookups? Yes. The machines? You bring those.
• Driveway: A gravel or concrete path to the garage? Fine. A full paved driveway? That’s an upgrade.
• Water tanks and solar: Rainwater harvesting or solar panels? Almost never included unless you’re in a premium eco-build.

One client in Lower Hutt thought they were getting a “fully finished” home. Turned out, the kitchen benchtops were laminate, not stone. The taps were chrome-plated, not solid brass. And the outdoor lighting? Just one bulb over the door. They spent another $12,000 fixing what they thought was already done.

How to Know What’s in Your Contract

Never rely on a salesperson’s word. Always ask for the inclusions schedule-a written document that lists every item the builder is supplying. If they don’t give you one, walk away.

Here’s what to look for in that document:

1. Brands and models: Not just “kitchen cabinetry,” but “Kronos Maple 800 Series with soft-close hinges.”
2. Material grades: Is the flooring 18mm engineered oak or 12mm laminate? Is the tile Porcelain Grade 4 or ceramic?
3. Quantities: How many power points? Where are the data points? How many lighting circuits?
4. Exclusions: The fine print often says “subject to availability” or “standard finish only.”

Most builders in Wellington now use the Master Builders New Zealand contract template. It’s detailed, but even then, you need to cross-check every line.

Builder Upgrades: Are They Worth It?

Builders love to upsell. “Add a stone benchtop for just $2,500 extra!” “Upgrade to smart lighting for $1,800!”

Some upgrades are smart. Others? Not so much.

Worth the money:

• Double or triple glazing: In Wellington’s windy, damp climate, this cuts heating bills by 30% and reduces condensation.
• Insulation upgrades: Going from R3.0 to R4.5 in walls and ceiling pays for itself in 3-5 years.
• High-quality kitchen appliances: A 90cm induction cooktop or a built-in wine fridge adds real value.

Not worth it:

• Coloured plaster: You’ll tire of it in 2 years. Paint is cheaper and easier to change.
• Custom cabinetry: Unless you’re planning to live there 20+ years, standard sizes are fine. You can always replace cabinets later.
• Designer lighting fixtures: You can buy better, cheaper lights after move-in.

What About Warranties and Defects?

Every new build in New Zealand comes with a 10-year structural warranty under the Building Act. That covers major defects like foundation failure, roof collapse, or load-bearing wall cracks.

But there’s also a 2-year non-structural warranty for things like leaking taps, faulty switches, or uneven flooring. Most builders handle this through their own warranty provider-like HomeSure or Building Code Assurance.

Here’s the catch: you have to report issues within 90 days of handover. After that, it’s harder to get fixes. Keep a checklist. Take photos. Document everything.

The Checklist: What to Verify Before You Move In

Don’t just sign the papers and hand over the keys. Do this before you even think about unpacking:

• Test every tap, shower, and toilet. Check for leaks under sinks and behind walls.
• Turn on every light and switch. Make sure all outlets work with a plug-in tester.
• Run the heating system for 24 hours. Check for cold spots, strange noises, or condensation.
• Inspect all timber joints, especially around windows and doors. Look for gaps or warping.
• Walk the perimeter. Is the concrete path cracked? Are the gutters properly sloped?
• Check the smoke alarms. Press the test button. Do they all chirp?
• Review the final inspection report. Does it match what was promised?

Many people skip this step. Then they find out months later that the roof leaks when it rains sideways-which happens often here in Wellington.

Final Reality Check

A new build isn’t magic. It’s a contract. And contracts are only as good as the details in them.

Don’t assume anything. Ask for everything in writing. Compare quotes. Know what’s standard versus what’s a premium. And don’t let the excitement of a shiny new home blind you to the fine print.

If you’re buying a new build in New Zealand in 2026, you’re likely paying between $700,000 and $1.2 million. That’s a huge chunk of your life savings. Make sure you’re getting exactly what you paid for-and not just a pretty facade with hidden costs underneath.