Estimated reading time: 7 minutes
Key Takeaways
- Building contract inclusions define what you’re actually getting. They’re the difference between a price that looks good and one that actually is.
- Site works, allowances and provisional sums can shift your final cost significantly if they’re not clearly spelled out.
- Fixtures, finishes and external items vary between builders, so reviewing them in detail helps you compare like for like.
- A clear variation process and documented timelines help you stay in control once construction begins.
Signing a building contract is a major step. It’s the point where your ideas become commitments. Your design, your pricing, your timeline. It all starts to take shape. That’s exactly why what’s written in that contract matters so much.
A building contract should clearly show what’s included in your new home, what may cost extra, and where allowances or assumptions have been made. When those details are clear from the beginning, your build feels more predictable and your budget stays better protected.
This checklist will help you understand what to look for before you sign.
Why contract inclusions matter
Two building contracts can look similar at first glance and deliver very different outcomes. That’s often because one includes more detail around finishes, site works and allowances, while another leaves room for additional costs later.
Clear inclusions help you:
- Understand what you’re paying for
- Compare builders more accurately
- Reduce the risk of unexpected costs
- Move into pre-construction with more confidence
That’s where we come in. Helping you read between the lines before anything is locked in.
First, make sure the basics are all there
Your building contract should clearly describe the home you’re planning to build. These elements form the foundation of your entire contract, setting the baseline for pricing, inclusions and construction.
Look for:
- Floorplan and design name
- Overall house size
- Number of bedrooms and bathrooms
- Garage configuration
- Alfresco or outdoor living areas
- Ceiling heights
If you’re still exploring layouts, reviewing a range of home designs first can help you understand what suits your lifestyle before locking anything in.
Check all structural inclusions
Structural items affect how your home is built and how it performs long term. Changes to these items later in the process can be costly and may affect your timeline, so they need to be clearly defined from the start.
These can include:
- Slab type
- Wall construction
- Roof frame and cover
- Window and door frames
- Insulation
- Ceiling height
- Internal wall layout
- External elevations
Site works. This is where costs can creep.
Site works are one of the biggest areas where build costs can shift. These are the works required to prepare your land for construction and, depending on the block, they can vary a lot.
Check whether your contract covers:
- Earthworks
- Site clearing
- Sand pad or fill
- Retaining
- Footings
- Rock removal
- Sewer connection
- Water and power connections
- Stormwater requirements
If site costs are listed as allowances, make sure you understand what those figures are based on. A clear explanation here helps you assess whether the estimates are realistic for your block.
Confirm kitchen and cabinetry inclusions
The kitchen is one of the most used spaces in the home, and cabinetry specifications can vary widely between builders.
Look for detail around:
- Cabinet layout
- Overhead cupboards
- Soft-close drawers and doors
- Benchtop material
- Splashback finish
- Pantry design
- Appliance allowances
- Sink and tapware
If an item is shown in a display home or concept image, make sure it also appears in your written inclusions if you expect it to be part of your build.
Understand bathroom specifications
Bathrooms involve a long list of fixtures and finishes. The detail in your contract shapes both the look and cost of the finished space.
Your contract should outline:
- Vanity design
- Benchtop material
- Basin and mixer type
- Shower screens
- Tapware finish
- Bath inclusion, if applicable
- Tiling extent
- Toilet suite model or allowance
- Accessories such as towel rails and mirrors
Review flooring, paint and internal finishes
Internal finishes influence how complete your home feels at handover. Some builders include only base-level finishes, while others may leave certain areas unfinished. Understanding this upfront helps you budget accurately.
Check whether the contract includes:
- Floor coverings throughout the home
- Tile selections and extent
- Carpet inclusions
- Internal paint system
- Skirting boards
- Internal doors and door furniture
- Robe fit-outs
- Linen storage
Electrical decisions get made early. Make sure they’re documented.
Electrical decisions get made early and we see people change them later, which usually costs more. This is because once you plan your furniture layout where you want electrical points may change. We suggest to plan out furniture as early as possible to avoid these costs. Also, make sure the contract spells out exactly what’s included.
Review the contract for:
- Number and location of power points
- Light points and batten holders
- Downlights or light fittings
- TV and data points
- Smoke alarms
- Exhaust fans
- External lighting
- Garage power supply
Don’t forget comfort and running costs
These inclusions can affect both your upfront budget and your long-term running costs, so it’s worth getting the detail right from day one.
Your contract should explain whether it includes:
- Air conditioning
- Heating systems
- Hot water system type
- Solar provisions or solar package
- Insulation rating
- Glazing or window performance
- Ventilation features
External items add up. Check what’s in scope.
Most contracts focus heavily on the home itself and leave external works more open-ended. It is important to keep the external works in mind for your budget. These finishing touches can add up quickly and are generally not included in the contract price, unless stated.
Check for detail around:
- Driveway
- Pathways
- Fencing
- Landscaping
- Letterbox
- Clothesline
- External taps
- Rendering or external feature materials
- Garage door specification
Understand allowances and provisional sums
Allowances and provisional sums are estimated amounts set aside for items that may not yet be fully confirmed. They’re common in building contracts, but they need careful review because they can influence the final cost of your build.
Make sure you understand:
- Which items are estimated
- What assumptions sit behind those figures
- How price changes will be handled if actual costs are higher
Check the variation process
A variation is any change made after your contract is signed. Design adjustments, material upgrades, layout changes. Understanding this process helps you stay informed and in control if changes arise during construction.
Your contract should clearly outline:
- How variations are requested
- How they are priced
- When approvals are required
- Whether they impact your build timeline
Make sure timelines and communication are documented
A strong contract supports more than just pricing. It should give you a clear picture of what happens next and how updates will be shared throughout the journey.
Look for information about:
- Pre-construction stages
- Estimated build timeframe
- Progress payment stages
- Extension of time clauses
- Communication expectations during the build
A lower price doesn’t always mean better value
Sometimes one builder includes more site works, better fixtures or stronger electrical allowances, while another presents a lower entry figure with more extras to come. That’s where a building broker earns their place.
Think of us like a mortgage broker for your new home build. Instead of comparing loans, we compare builders, designs, inclusions and pricing structures so you can see the full picture clearly.
We help you understand:
- What is included
- What may cost extra
- Where one builder offers stronger value than another
- Which contract aligns best with your goals and budget
Before you sign: your checklist
Make sure you’ve reviewed:
- Home design, floorplan and sizing
- Structural specifications
- Site works and service connections
- Kitchen and cabinetry inclusions
- Bathroom fixtures and finishes
- Flooring, paint and internal finishes
- Electrical and lighting details
- Heating, cooling and energy features
- External works and handover items
- Allowances and provisional sums
- Variation process
- Build timeframe and communication terms
This checklist gives you a strong foundation for making a confident decision.
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