What Comes With a New Build? Your Complete Guide to What's Included

So, you’re eyeing up a shiny new home and want to know what’s actually included before you fork over your hard-earned cash? You’re smart to ask. With new builds, what you see in the glossy brochures isn’t always what you get when you turn the key for the first time.

Think you’ll have lush grass, fancy light fixtures, and sleek appliances on move-in day? Not always. Some builders throw in a lot of extras, while others keep things strictly basic—think bare-bones light bulbs, plain taps, and a patchy lawn that’s more dirt than grass.

It’s easy to assume “new” means “everything’s ready.” But builders usually stick to a set list of standard features, and anything beyond that—like upgraded countertops, premium flooring, or even a mailbox—might cost extra. Missing these details can hit you hard when you’re already stretched on moving expenses.

• Standard Features in a New Build
• Warranties and Guarantees
• What You Might Need to Buy Separately
• Upgrades and Customization Options
• Tips for Avoiding Surprises

Standard Features in a New Build

Most folks expect to walk into their brand new home and find everything ready to roll. But when it comes to new build homes, what comes as standard can be pretty different depending on the builder, the region, and even the price point. Let’s break down what’s almost always included, what you’ll probably need to double-check, and some stuff that’s rarely standard—no matter what the sales guy implies.

Here’s what you’ll usually get without any extra cash:

• Basic flooring (carpet or standard tiles in most rooms, vinyl in wet areas)
• Internal door handles and locks
• Plain white painted walls
• Standard light fittings—usually simple batten holders or downlights
• Standard kitchen (laminate benchtop, basic splashback, entry-level cabinetry)
• Essential appliances: often just an oven and stovetop; dishwashers and rangehoods might not be included
• Basic bathroom fixtures (toilet, vanity basin, shower or bath)
• Heating and cooling: usually a single split system or ducted heating in some markets
• Double-glazed windows (required by code in most new builds since 2022 in several regions)

But check the fine print. As a home builder adviser from HomeOwners Alliance puts it:

“Standard specs can look great in a brochure, but the reality may be much more basic once you pick up the keys.”

A few items that often are not included, unless you ask or pay extra:

• Window coverings (blinds/curtains)
• Landscaping—many buyers get just topsoil or minimal turf out front
• Fencing and letterbox
• Towel rails, toilet roll holders, and hooks
• Garage door remotes (sometimes it’s just one remote, especially in entry-level builds)

If you’re curious how your builder stacks up, check out this table with some recent data on typical inclusions from three popular Australian home builders in 2024:

Bottom line: Always get a full spec list in writing before you sign anything. Trust what’s on your contract, not just what’s in the showroom. If you can, ask for a walkthrough of a real recent handover—not just the display home. It’s the quickest way to spot the difference between marketing talk and reality.

Warranties and Guarantees

The good thing about buying a new build home is that you get a warranty. But not all warranties are the same, and what’s covered—and for how long—can make a huge difference to your peace of mind (and your wallet).

Almost every new build in the UK and most parts of Europe comes with a 10-year structural warranty. In the US and Canada, builders often offer a one-year warranty on materials and workmanship, but the structural parts might be protected for up to 10 years. Most of these warranties work in layers, so here’s what that usually looks like:

• 1-2 years: Basic systems and materials—paint, doors, windows, plumbing, heating, electrical.
• Up to 10 years: Major structural elements—foundation, frame, roof structure.

It’s tempting to assume that “everything” is covered, but that’s not how it works. Appliances like ovens and dishwashers are usually covered by separate manufacturer warranties. Normal wear and tear—like paint chips or carpet stains—doesn’t count either. You’ll also want to pay attention to ‘defect liability periods,’ which can be as short as 6 to 12 months for cosmetic things. This is the window to log annoying little issues, like cracked tiles or sticky doors.

If you ever need to use your warranty, here’s a tip: document everything with photos and notes as soon as you notice a problem. Also, make sure you report it in writing before the deadline passes, otherwise you’re probably stuck footing the bill yourself.

Here's a quick breakdown of typical coverage times:

Don’t forget to check if your builder is part of a reputable warranty scheme. In the UK, look for names like NHBC, LABC, or Premier Guarantee. In North America, ask about ‘2-10 Home Buyers Warranty’ or local equivalents. This can give you an extra backup if your builder disappears or refuses to fix something.

What You Might Need to Buy Separately

This part sometimes catches buyers off guard. You’d think a new build would come with every basic comfort, but there’s a long list of stuff that usually isn’t included. Here’s what a lot of folks end up buying in the first few weeks after moving in.

• Window treatments: Blinds, curtains, rods—most builders hand over your keys without anything on the windows for privacy.
• Appliances: Some new builds skip the fridge, washer, and dryer. Even microwaves or dishwashers are left off in some "base model" homes.
• Landscaping: Outside might just be a patch of dirt. Sodding, trees, flower beds, fencing, even the mailbox—often on you.
• Lighting fixtures: The basics are usually included, but pendant lights, ceiling fans, or fancy fixtures are almost always extra.
• Garage door openers: Expect a garage door, sure, but not always the opener or the remotes.
• Bathroom accessories: Towel bars, TP holders, and shower curtains don’t always make the cut, oddly enough.
• Backyard essentials: Think decks, patios, or pathways—those are typically upgrades or post-move projects.

Across the country, about 63% of new build buyers report investing more in landscaping and appliances right after move-in than they expected. Here’s a quick look at the most commonly purchased add-ons and their average costs:

Trying not to go over your move-in budget? Ask your builder for a written list of what’s included and what’s not in your new build homes package. Check model homes carefully—they often display premium options that aren’t standard. If you’re not sure, snap a photo and ask directly before you get a surprise invoice.

Upgrades and Customization Options

When you buy a new build, you usually get a menu of optional extras. Sure, the "standard" home covers the basics, but if you want your place to feel a bit special—or just more livable—you’ll want to look at upgrades. Builders love tempting buyers with catalogues full of flashier cabinets, granite counters, hardwood floors, and even higher-end appliances. But every upgrade comes with a price tag, so it pays to know which options are worth it.

Most buyers add some upgrades in these areas:

• Kitchen: Things like quartz or granite countertops, tile backsplashes, upgraded sinks, and smart appliances. Even soft-closing cabinet doors count as an upgrade.
• Flooring: Standard is usually carpet or vinyl in main areas. Hardwood, tile, or luxury vinyl plank are considered upgrades—and prices jump quick here.
• Lighting & electrical: Basic builds will have standard fixtures and outlets. Want pot lights, dimmers, or more plugs? That’s extra.
• Bathrooms: Double vanities, walk-in showers, or fancy fixtures aren’t usually standard.
• Outdoors: Sod, patios, driveways, or even fencing can be listed as upgrades with some builders.

According to a 2024 Home Buyer Insight Report, about 60% of new build buyers spend between $10,000 to $25,000 on upgrades before move-in day. Some stretch the budget even more, especially if they want feature walls, finished basements, or a chef-level kitchen.

Here’s a pro tip: Get clear pricing up front and check what’s included in your builder’s showroom model. Sometimes those show homes are loaded with upgrades you won’t get unless you specifically pay for them. Don’t be afraid to ask for a detailed spec sheet with standard vs. upgraded features. And don’t forget, some items—like extra outlets or plumbing—are way cheaper to add during the build, instead of after you move in.

If you’re working on a tight budget, focus on upgrades that are a pain to do later, like wiring for extra lights or adding a bigger shower. Swapping cabinet knobs or painting walls? Easy fixes after move-in.

Bottom line: know your must-haves, set your budget, and make sure all your upgrade choices are crystal clear in your contract. That’s the secret to getting the new build homes experience you actually want, without nasty surprises.

Tips for Avoiding Surprises

The easiest way to get blindsided with a new build? Skipping the details. The show home might wow you, but it’s full of upgrades the standard package doesn’t include. Before you’re stuck paying extra after move-in, give these tips a spin:

• Ask for a full list of inclusions. Don’t settle for a vague brochure. Get a written breakdown of what comes with the base price of your new build homes. If it’s not written down, don’t assume it’s included.
• Tour a standard unit, not just the show home. Builders usually pack show homes with upgrades, so ask to see what a typical house looks like straight out of the box.
• Look over the site plan—some new builds don’t include fencing, landscaping, or even a driveway. You don't want to learn this when parking on a muddy patch your first night.
• Go over appliance packages. Some builders only include basic appliances, while others charge extra for fridges, washers, or even garage door openers. Double-check what’s actually coming on move-in day.
• Read the warranty fine print. Not everything is covered equally. For example, paint touch-ups or landscaping might have much shorter coverage than structural elements. Check the expiry dates.

If you’re more of a numbers guy, here’s a quick look at the extras homeowners most often pay for out of pocket in new builds, based on a 2024 survey of first-time buyers:

Bottom line: triple-check everything before you sign. Builder reps expect these questions, so don’t hold back. This is how you avoid awkward surprises, like eating dinner in a kitchen with no blinds or waiting weeks for your driveway to get paved.