How to Compare House and Land Packages: 17 Questions to Ask Before You Enquire

Price and scope

Give each shortlisted package the same brief: the home you want, your must-have finishes and a usable outdoor area. Date every answer and keep its source. An unanswered inclusion is an unknown cost, rather than something to count as free.

1. Which home and section does this price cover?

Ask for the lot, address, plan version, floor area measurement and section area. Check whether the price applies to that exact package or is a starting price across several options. Request written availability and the quote expiry date.

2. What does fixed price actually fix?

Request the total including GST and a list of clauses that can change it. Ask about allowances, site conditions, material substitutions and price escalation. MBIE's quotes and allowances guidance, checked on 26 October 2026, explains that provisional sums allow for work that cannot yet be fully priced, while prime cost sums allow for particular items. Ask what happens if the actual cost exceeds each allowance.

3. Can I have the full inclusions and exclusions?

Get a dated specification covering kitchen, appliances, heating, ventilation, flooring, lighting, window coverings and bathroom fittings. Record model numbers or an agreed quality level. Ask which finishes in the images or show home are upgrades, and who pays installation costs.

4. What outdoor work is included?

Confirm the driveway area and finish, paths, patios, fences, gates, lawn, topsoil and planting. Ask where the boundary work stops and whether retaining walls or drainage are included. A landscaping allowance needs a scope as well as a dollar amount.

5. How are changes priced and approved?

Ask for the upgrade list, variation process, builder margin and any design or consent fees. Request the full cost and time impact before approving a change. MBIE's written contract guidance identifies price, payment arrangements and how variations are agreed as matters to document. Have your lawyer check the actual clauses.

Section and site

6. Is the title issued, and what affects it?

Ask for the record of title or proposed subdivision documents, title timing, easements, covenants and any shared access or maintenance obligations. Check that your intended home, fence and future changes fit the restrictions. Settled's property document checklist recommends legal review of the title, LIM and council information. Each document answers different questions.

7. What ground conditions have been priced?

Request the site-specific geotechnical information, foundation design and earthworks scope used for the quote. Ask who pays for excavation, soil removal, ground improvement or unexpected conditions. In Canterbury, a general area description is no substitute for evidence about the exact section and proposed design.

8. Are services and fees covered?

Check water, wastewater, stormwater, power and telecommunications, including work from the boundary to the house. Ask who pays council consent fees, development contributions and connection charges where applicable. Settled's section and off-plan buying guidance highlights services, covenants and earthworks as checks before building.

9. Does the plan work on this section?

Request the site plan with north point, setbacks, parking and outdoor spaces. Check sunlight, storage, furniture layouts and access on the actual plan. Ask which areas include the garage and covered outdoor space before comparing floor-area figures. Visit the location and check surrounding development plans as well as the home itself.

Payments and timing

10. Am I signing one contract or several?

Establish whether you are buying a completed home under a sale agreement or buying land and commissioning a build under separate contracts. Identify each legal entity, what it promises and what happens if one part cannot proceed. Read our Canterbury package guide for the main structures.

11. When is each payment due?

Ask for deposit amounts, land settlement, build-stage payments and the final balance. Confirm who holds a deposit, when it can be released and the contractual refund conditions. A turnkey label does not establish those terms. MBIE's contract and payment guidance recommends confirming the payment schedule in the contract.

12. Will my lender fund this structure?

Give your lender the proposed contracts and payment dates early. Ask what valuations, inspections, insurance and evidence it needs for approval and each drawdown, plus when approval expires. Allow for rent and any loan costs during the build. A supplier's deposit offer is not confirmation that your lending will be approved.

13. What happens if completion is delayed?

Separate estimated dates from contractual deadlines. Ask what starts the build period, what permits extensions, who updates you and what any sunset or cancellation clause allows each party to do. Settled's off-plan guidance flags delay, changing lending conditions and developer failure as risks. Have your lawyer explain the consequences for this contract, including your deposit, before you sign.

Handover and protection

14. Who is responsible for delivering the home?

Ask who the developer, seller, builder and day-to-day contact are. Check relevant experience, completed projects and the people responsible for the work. Ask who carries construction insurance and when your own cover must begin. Written responsibilities are more useful than assuming one brand handles every part.

15. What must be ready before settlement?

Ask about title, the code compliance certificate (CCC), inspection access, outstanding work and the handover pack. MBIE's sign-off guidance, checked on 26 October 2026, says commercial on-sellers must obtain a CCC before completing a sale or allowing possession unless the parties agree to waive that requirement. Seek independent legal advice about any proposed waiver. A CCC does not replace your inspection or checking the agreed inclusions.

16. Which warranties and guarantees apply?

Request the actual terms, certificates, exclusions, claim contacts and any transfer requirements. Ask how defects are recorded and repaired. Automatic Building Act protections and a separately issued guarantee are different. Our building warranty guide explains the documents to check; do not assume a builder's membership badge proves cover for this home.

17. What will the complete move-in budget be?

Start with the quoted package, add confirmed exclusions and chosen upgrades, then allow for legal work, lender requirements, inspections, moving and costs while waiting. Keep a separate list of unpriced risks for your advisers. Check ongoing rates, insurance and any shared charges. A package with missing costs cannot yet be treated as the cheaper option.

Your first enquiry

Use this as a starting message and add your must-haves:

I'm interested in this house and land package. Please confirm the exact lot and plan, current availability, total price including GST, dated inclusions and exclusions, site-work allowances, payment schedule and expected title and completion dates. Please also send the site plan, specification and draft contracts, and identify any costs or details still to be confirmed.

Keep written replies with each listing. Mark an item confirmed only when the supporting document matches the home, date and scope. Resolve material gaps with the supplier and your advisers before paying a deposit or signing.