What's Included in a House and Land Package? Inclusions, Exclusions and Upgrade Traps

What included means

Package labels are not a standard specification. Turnkey, fixed price and house and land can describe different contracts and payment structures. Confirm whether you are buying a completed property under a sale and purchase agreement, buying land and entering a separate building contract, or signing another arrangement.

MBIE's building contract guidance, checked on 2 November 2026, says the scope of works is what the contractor has to carry out. It recommends checking that quotes cover the same work, materials, fixtures and fittings. If you directly engage a building contractor for residential work costing $30,000 or more including GST, a written contract is mandatory. A lawyer should confirm which protections and documents apply to your package.

Read the advertisement, plan, specification, price schedule, sale and purchase agreement and building contract together. If one document promises an item and another excludes it, ask for the inconsistency to be resolved in writing before signing.

Inclusions checklist

Request a room-by-room and site-by-site schedule. Names such as standard, developer's range or equivalent are not enough unless the document identifies the product, performance and selection process.

Land and site

• The exact legal section, title status and any land settlement payment.
• Surveying, geotechnical work, excavation, foundations and retaining required for that site.
• Connections for electricity, water, wastewater, stormwater and internet from the boundary to the home.
• Council, development, consent, inspection and utility fees, with the responsible party named.

Home and interiors

• The consented plan, floor area, ceiling heights, garage, outdoor structures and any plan changes.
• Cladding, roofing, insulation, glazing, heating, ventilation and hot-water system.
• Kitchen and bathroom layouts, cabinetry, benchtops, tapware, sanitaryware and mirrors.
• Flooring, paint system, doors, hardware, wardrobes, shelving, lighting, power points and data points.
• Appliances by type, brand, model or minimum specification, including delivery and installation.

Outside and handover

• Driveway, paths, patios, decks, vehicle crossings and exterior steps.
• Fencing, gates, letterbox, clothesline, lawn, planting, irrigation and final site clean-up.
• Code compliance and handover documents, keys, remotes, warranties, manuals and defect process.

Common exclusions

Do not assume landscaping, fencing, driveways, curtains, blinds, appliances, heat pumps, retaining or utility connections are included. Any of these may be included in one package and excluded from another. Ask for an exclusions schedule even when the supplier says the home is turnkey.

Separate fixtures from chattels. Settled's sale and purchase agreement guidanceexplains that moveable chattels are included only when listed in the agreement. Record the make and model where it matters. For a completed package, check the agreement's chattels list against the specification and what you saw in the show home or marketing images.

Site-specific exclusions can be larger than visible finish choices. Settled notes that services near a section can affect where you build and add cost. Its property research guidancerecommends checking council records and the location of services. Ask who pays for unusual ground conditions, rock removal, dewatering, retaining, extra foundation design and service runs.

Allowances and price terms

A fixed package price can still contain allowances. MBIE describes a provisional sum as money set aside where there is not enough detail to fix the cost of particular work. A prime cost sum is an allowance for an item you will select, and MBIE notes that it does not include installation costs. Ask whether each figure covers supply, labour, delivery, contractor margin and GST.

Consumer Protection's quotes and estimates guidance, checked on 2 November 2026, distinguishes a quote from an estimate. An estimate is not a fixed price. Ask the supplier to label every price component and explain what can change it.

1. Replace unclear allowances with named products or realistic budgets where possible.
2. Ask for the amount, basis and owner of every provisional or prime cost sum.
3. Confirm how unused allowances and overruns are credited or charged.
4. Add likely exclusions and preferred upgrades to one total-cost worksheet.

Upgrade traps

Show home differences

A show home or render may display upgraded flooring, cabinetry, lighting, landscaping, window coverings or appliances. Ask for a written list of display upgrades and price the advertised base specification separately. Marketing images are not a substitute for the contract documents.

Variation costs

An upgrade price may exclude design work, consent changes, labour, freight, builder margin or delay costs. Before approving a variation, request its complete price, effect on the completion date and any finance or payment impact. MBIE's contract guidancesays contracts should set out the price, materials, payment schedule and how variations are handled.

Substitutions

Equivalent does not always mean identical. MBIE's product substitution guidanceexplains that a substitute can meet the Building Code while providing a different level of performance, and that changing part of a proprietary system may affect its warranty. Ask for advance notice, your approval rights, evidence of compliance and a record of the final product installed.

Documents to request

Ask for these documents for the exact package before relying on a headline price:

• Site plan, floor plan, elevations and the current detailed specification.
• Inclusions and exclusions schedules, plus a list of show home or render upgrades.
• Price breakdown showing fixed items, allowances, fees, GST and possible site costs.
• Draft sale and purchase agreement, building contract and payment schedule as applicable.
• Variation and substitution clauses, including margins, approval steps and timing effects.
• Title, council, geotechnical and service information relevant to the section.
• Handover, defect, warranty and maintenance documents you will receive.

Give the complete document set to your lawyer and lender. Use our 17-question house and land checklistfor price, contract, payment and handover questions, then ask the supplier to confirm any answer that affects your decision in writing.