What Is Included in a New Build? A Clear Breakdown of What You Get

When you buy a new build, you’re not just buying four walls and a roof. You’re buying a system - one that’s been designed, permitted, and assembled with modern standards in mind. But here’s the thing: what’s actually included can vary wildly depending on the builder, location, and price point. In Wellington, where weather and terrain shape construction choices, a $600,000 new build might look nothing like one in Auckland or Christchurch. So what should you expect?

Structural Core: The Skeleton of Your Home

Every new build starts with a solid foundation. In Wellington, most homes use concrete slab-on-ground or raised timber frames because of the seismic activity and wet soils. The structure includes load-bearing walls, floor joists, roof trusses, and the framing that holds everything together. All of this must meet the New Zealand Building Code (NZBC), which requires specific wind and earthquake ratings. You won’t see these parts every day, but they’re the reason your house won’t slide down the hill during a storm.

The exterior walls are typically clad in weatherboard, brick, or fibre cement. Insulation is mandatory - and it’s not just a layer of pink batts anymore. Most new builds now use R2.6 to R3.5 insulation in walls and R4.0+ in ceilings. That’s a big upgrade from pre-2015 homes, where insulation was often an afterthought.

Roofing and Weather Protection

Your roof isn’t just shingles. It’s a layered system: underlayment, flashing, ventilation, and the outer cladding. Most new builds use Colorsteel or similar metal roofing because it lasts 50+ years, handles heavy rain, and doesn’t rot like timber shingles. Tile roofs are rare now - they’re heavier, more expensive to install, and harder to repair.

Every roof has eaves and gutters, but not all are equal. A good builder installs seamless aluminum gutters with leaf guards and downpipes that direct water at least 1.5 meters away from the foundation. That’s not optional - it’s what prevents basement leaks and soil erosion, especially on Wellington’s steeper sites.

Windows, Doors, and Thermal Performance

Windows in a new build aren’t just glass in a frame. They’re engineered for energy efficiency. Most modern homes use double-glazed windows with low-emissivity (Low-E) coatings and argon gas fills. The frames are usually thermally broken aluminum or uPVC - both block heat transfer better than old-school single-pane timber.

Exterior doors are solid-core, insulated, and fitted with multi-point locking systems. Front doors often come with a porch or covered entry, especially in coastal areas where wind and rain are constant. Garage doors are insulated too, and many include remote openers as standard.

Interior Finishes: What You Can See and Touch

This is where buyers get excited - and sometimes confused. A standard new build includes:

• Painted walls and ceilings (typically two coats of low-VOC paint in neutral tones)
• Carpet in bedrooms and living areas (usually 10mm pile, 1000g/m² density - not cheap, but not luxury either)
• Hardwood or vinyl plank flooring in kitchens, bathrooms, and hallways
• Tile in bathrooms and laundry (ceramic or porcelain, 600x600mm or larger)
• Basic kitchen cabinetry (MFC or plywood with laminate or vinyl wrap, not solid wood)
• Stainless steel or white appliances: oven, cooktop, rangehood, dishwasher, and sometimes a fridge
• Basic bathroom fixtures: toilet, vanity with sink, shower with glass screen, and towel rail

Don’t assume you’re getting quartz countertops or designer taps. Those are upgrades. The base package gives you functional, durable materials - not showrooms. If you want brushed brass faucets or a statement backsplash, you’ll pay extra.

Plumbing and Electrical Systems

Everything hidden behind the walls matters just as much as what’s visible. New builds come with:

• Full plumbing: hot and cold water to every tap, shower, and appliance
• Gas connection (if the house is gas-heated) or full electric heating infrastructure
• Water heater - usually a 180L to 250L electric storage unit, sometimes a heat pump
• Electrical panel with 100A+ capacity and RCD protection on all circuits
• Lighting: ceiling lights in every room, switches at doorways, and power outlets (minimum 12 per room, often more)
• TV and internet points in living areas and master bedroom (Cat6 cabling, not just Wi-Fi)
• Smoke alarms in every bedroom and hallway (hardwired with battery backup)

Some builders include underfloor heating in bathrooms, but that’s still a premium add-on. Most rely on heat pumps - which are now standard in new builds because they’re efficient, quiet, and work well in New Zealand’s mild climate.

Heating, Ventilation, and Airflow

Heating isn’t just about comfort - it’s about health. A poorly ventilated home breeds mold, especially in Wellington’s damp winters. That’s why new builds now must include:

• Heat recovery ventilation (HRV) system - this pulls stale air out and brings in fresh air while keeping heat inside
• Whole-house ventilation ducting - not just exhaust fans in bathrooms
• Heat pump(s) - usually one in the main living area, sometimes a second in the master bedroom

Forget portable heaters. A proper new build doesn’t need them. The HRV and heat pump combo keeps humidity under control and air quality high. Builders who skip the HRV are cutting corners - and you’ll pay for it in condensation and mold later.

Outdoor Spaces and Landscaping

What’s outside matters just as much as what’s inside. A typical new build includes:

• Concrete or paver driveway (minimum 3.5m wide)
• Single or double garage with roller door and internal access
• Basic landscaping: topsoil, turf or native grass seed, and one or two established shrubs
• Retaining walls if the site is sloped (required by council for safety)
• Outdoor tap and basic irrigation (sometimes just a hose bib)

Don’t expect a deck, pergola, or garden beds. Those are extras. Many buyers assume the backyard is ready to use - it’s not. You’ll need to add fencing, plants, and furniture yourself. Some builders offer landscaping packages, but they’re often overpriced. Better to hire your own landscaper after move-in.

What’s Usually Not Included

Here’s where people get burned:

• Window coverings - blinds, curtains, and shutters are never included
• Light fittings beyond basic ceiling lights - no pendant lights, floor lamps, or wall sconces
• Appliances like washing machine, dryer, or microwave - these are optional
• Home security systems - no cameras, alarms, or smart locks
• Smart home tech - no voice assistants, automated lighting, or thermostats
• Custom cabinetry - upgraded kitchens or wardrobes cost extra
• Outdoor structures - decks, pergolas, sheds, or BBQ areas

Some builders advertise "turnkey" homes, but that’s marketing. Even the most expensive new builds leave you with a list of final touches. Always ask for a detailed inclusions list - not just a brochure.

How to Avoid Surprises

Before you sign anything, demand a written document called an inclusions schedule. This is not the same as the sales pitch. It’s a legal appendix to your contract that lists every single item the builder will install. If it’s not on the list, it’s not included.

Walk through the site during construction. Check the insulation thickness. Ask to see the window specs. Verify the type of flooring underlay. These are things you can’t change after the walls are up.

And don’t trust the sales rep’s word. Get everything in writing. If they say, "Oh, that’s standard," ask them to add it to the schedule. If they refuse, walk away. That’s not a red flag - that’s a warning.

Final Thoughts: New Build vs. Old Home

A new build gives you efficiency, compliance, and peace of mind. No leaky roofs, no outdated wiring, no asbestos. But it doesn’t give you character. No original fireplaces, no wide floorboards, no quirky corners. You’re trading charm for reliability.

If you’re buying a new build in Wellington, you’re investing in a home built for the future - not the past. The systems inside are designed to last. The materials are chosen to handle wind, rain, and earthquakes. And if you know what’s included - and what’s not - you won’t end up surprised at settlement day.

Just remember: the builder’s job is to deliver what’s written. Your job is to make sure it’s written clearly.