What’s Included in a New Build – A Straight‑Forward Look

Buying a brand‑new home can feel like stepping into a mystery box. You walk in, see fresh walls, and wonder what you actually own. Is the kitchen fully fitted? Are the doors solid? Do you get any warranties? This guide breaks down the usual goodies, the things that cost extra, and the smart steps to avoid surprises.

Standard items you can expect

Most builders include a core set of features in every new build. These are the basics that turn a shell into a livable house:

• Brick or block exterior walls wrapped with a damp‑proof membrane.
• Roof covering (tiles, slates or metal) with flashing and gutters.
• Door and window units that meet local energy standards.
• Electrical wiring, consumer unit, and basic lighting points.
• Plumbing rough‑in for bathrooms and kitchen, plus a basic bathroom suite (toilet, basin, shower).
• Floor finishes – usually laminate, vinyl or basic hardwood in living areas, and tiles in wet rooms.
• Insulation in walls, roof and floors to meet Building Regulations.
• Standard kitchen cabinets and countertop, but often without high‑end appliances.
• Basic internal finishes – plastered walls, skirtings, and a painted ceiling.

All of these should be listed in the sales brochure or contract. If something is missing, ask for it in writing before you sign.

Upgrades and optional extras

Anything that goes beyond the basics is usually an upgrade. Builders love to offer them because they add profit and give buyers a chance to personalise. Typical upgrades include:

• Premium kitchen appliances – ovens, hobs, dishwashers, built‑in fridges.
• Higher‑grade flooring such as engineered wood or natural stone.
• Luxury bathroom fittings – rain showers, freestanding tubs, heated towel rails.
• Smart home features – thermostats, doorbell cameras, automated lighting.
• Additional insulation or triple‑glazed windows for extra energy efficiency.
• External works – driveways, landscaping, fencing, and garden lighting.

Ask the builder for a clear price list for each item. Some upgrades are fixed‑price, others are calculated per square metre. Knowing the exact cost helps you stay on budget.

When you review the contract, watch for vague terms like “optional extras to be agreed later.” Those can lead to hidden charges. Get every upgrade written with a price and a completion date.

Beyond the actual stuff, pay attention to the warranty package. Most new builds come with a 10‑year structural warranty from the builder or a third‑party insurer. This covers things like major wall cracks, roof defects, or foundational issues. The warranty usually excludes normal wear‑and‑tear and cosmetic problems, so keep records of any snagging items you report during the hand‑over.

Finally, do a snagging inspection before you hand over the keys. Walk through each room, open every tap, test every socket, and note any scratches or gaps. Most builders will fix these at no extra cost before you move in.

Knowing what’s standard, what costs extra, and how warranties work gives you confidence at the negotiating table. Use this checklist, ask the right questions, and you’ll walk into your new home knowing exactly what you’ve paid for.