Custom home inclusions checklist: what a Sydney building quote should include (2026)

What to check in a custom home quote and contract, line by line: the four terms that decide what is in the price, what NSW rules already require, what builders often leave out, and how to compare quotes, from NSW Government sources and builders’ own pages.

By XLGUpdated: 2026-10-28Every figure is dated and sourced

Short answer

A custom home quote in NSW should come with plans and a specification that name the products, a price on page one, and separate lists of prime cost items, provisional sums and exclusions [1] [2]. In the NSW template contract, everything shown on the plans is included unless it is specifically excluded [2]. Some items are required by NSW rules rather than upgrades: BASIX commitments, waterproofing to AS 3740, mains-powered interconnected smoke alarms and a damp-proofing membrane under the slab [11] [13] [15] [16]. The items builders most often leave out are site costs, the driveway, landscaping, fencing, letterbox, window coverings and air conditioning [20] [19] [23].

The four terms that decide what is in the price

Term	What it means	What to check
Inclusion	Work and items in the contract price. In the NSW template contract, everything shown on the plans is included unless the contract specifically excludes it [2].	Plans and specifications are attached and listed, and the specification names products
Prime cost (PC) item	A fixture or fitting you have not chosen yet, such as an appliance or tapware, with an allowance including GST. If it costs more, you pay the excess plus the builder’s stated margin [2] [1].	Each allowance is realistic, installation is included, and the margin % is written in; question margins above 20%
Provisional sum (PS)	An estimate for work the builder cannot price yet, such as unforeseen rock excavation. Adjustments must be backed by invoices [2].	There are few of them, rock and piers have a rate per unit, and the estimate was made with care
Exclusion	Work listed as not in the price. If the template’s Excluded items schedule is left blank, it is treated as not applicable [2].	The schedule is filled in; anything you supply yourself is listed separately and sits outside the price

Required by NSW rules, not upgrades

Item	What the rule requires	Source
BASIX certificate	Every new home needs one; its commitments must be shown on the plans, and a BASIX completion receipt is needed before the occupation certificate	[8] [11]
Thermal performance	An average of 7 NatHERS stars for new homes in Greater Sydney since 1 October 2023; dark roofs cannot be chosen under the BASIX DIY method here	[9]
Water	Up to a 40% reduction in water use, depending on climate zone	[10]
Wet-area waterproofing	To AS 3740 or Housing Provisions Part 10.2; shower walls waterproof to at least 1800 mm	[13] [14]
Smoke alarms	Mains-powered and interconnected where there is more than one, on every storey with bedrooms and in bedroom hallways (NSW variation)	[15]
Slab	A damp-proofing membrane under AS 2870 slabs (NSW variation)	[16]
Windows and glazing	Windows and external glazed doors to AS 2047, glass to AS 1288; frameless, site-built or one-off architectural units follow AS 1288 instead	[17]
Which code applies	NCC 2022 Amendment 2 applies in NSW; NSW adopts NCC 2025 on 1 May 2027	[12]
Accessibility	Livable housing design requirements do not apply to houses in NSW; specify any features you want	[18]

The checklist

Area	What to check in the quote or contract	Source
Contract documents	The price is on page one, with a warning and explanation if it can change; plans and specifications are attached	[1] [3]
Contract checklist	The contract includes the 17-item checklist prescribed by regulation, and you received the Consumer Building Guide	[4] [1]
Deposit and insurance	The deposit is no more than 10%, and no deposit is taken before HBC cover is in place	[1]
Progress payments	Each payment is a stated amount or percentage tied to a clearly described stage of work	[1]
Cooling-off	Five clear business days for contracts over A$20,000; the template says it applies even if work has started	[1] [2]
Variations	In writing, signed by both parties, with the price change calculated, not just a dollar figure	[1]
Selections	Brands and models are listed for fittings, tiles and appliances you have already chosen	[1] [6]
Site investigation	A soil test and contour survey are done before the tender, not estimated	[19] [2]
Site limits	Any limits on cut and fill, piering and service connections are written down	[24] [22]
Slab	The slab class matches the soil report	[19]
BASIX items	Everything the BASIX certificate commits to (insulation, glazing, water fixtures, hot water, any solar) is priced in the quote	[19] [11]
Kitchen and appliances	Each appliance is named or is a PC item; check whether “space only” means no appliance is supplied	[2]
Wet areas	Tile heights are stated for each wet area	[24]
Heating and cooling	Whether air conditioning is included, and which type	[23]
Floor finishes	Floor coverings are listed room by room, including the garage and alfresco	[23]
External works	Driveway, landscaping, retaining walls, fencing, letterbox and clothesline: included, provisional sum or separate quote	[19] [20]
Window coverings	Blinds and curtains: included or excluded	[23] [22]
Termite protection	Nothing in the contract makes you responsible for termite control instead of the builder	[1]
Warranties	Statutory warranties apply regardless of the contract: six years for major defects and two years for other defects	[1]

What builders say is often left out

From builders’ own pages, read 28 October 2026:

MOJO Homes says its online estimate does not yet cover site costs linked to the block, or landscaping, driveways, fences and letterboxes [20].
Rawson Homes says driveways, landscaping and retaining walls can be left off tenders, and that some builders estimate soil and contour testing at tender stage rather than doing it [19].
Metricon says photographs on its offers page may show landscaping and pools it does not supply [21].
Wisdom Homes says its pricing includes standard site costs, BASIX and council requirements, with additional costs possible for your block and council [22].
A 2026 Sydney custom-builder guide lists driveways, landscaping, air conditioning, fencing, letterboxes, clotheslines and window coverings as items project-home quotes often exclude [23].

How to compare quotes

Give at least three builders the same information [6].
Specify exactly what you want; a vague brief can produce a quote with the cheapest products [6].
Check that the materials quoted are what you asked for, not substitutes, and say whether the builder cleans the site [6].
Ask the neighbours about rock: if they found it, you might too [6].
Treat an extremely low quote as a warning: it may mean quality is being compromised or the job is misunderstood [5].
Watch provisional cost items, which can vary with site conditions, and consider an independent progress inspection before each payment [7] [1].

How AUD Build lists inclusions · This is us

AUD Build’s material schedules record each home’s product code, size, thickness, finish and room, and windows and doors are measured on site before production [25]. Materials come from AUD Build’s own supply chain platform, www.audbuild.net, and AUD Build clients can log in to check the material unit prices in their quote [26]. Before you sign, also run through the building contract checklist.

Questions

What should be included in a custom home quote in NSW?

Plans and a specification that name the products, the price on page one, and separate lists of prime cost items, provisional sums and exclusions. It should also cover site works found by a soil test and survey, everything the BASIX certificate commits to, and state whether the driveway, landscaping, fencing and window coverings are included.

What is a prime cost item?

A fixture or fitting you have not chosen when you sign, such as an appliance or tapware, with an allowance including GST. If your choice costs more, you pay the difference plus the builder’s stated margin; the NSW template contract tells owners to question margins above 20%.

What is a provisional sum?

An estimate for work the builder cannot price yet, such as unforeseen rock excavation. The NSW template contract says they should not be overused, rock and piers should have a rate per unit, and adjustments must be backed by invoices.

Are driveways and landscaping usually included?

Often not. Several Sydney builders say driveways, landscaping, fencing and letterboxes are outside their base price or quoted separately, so check the exclusions list.

Is waterproofing an inclusion?

It is a requirement. Wet areas must be waterproofed to AS 3740 or the NCC Housing Provisions, with shower walls waterproof to at least 1800 mm, so it should never be an optional extra.

What happens if the excluded items schedule is blank?

In the NSW template contract, a blank Excluded items schedule is treated as not applicable, and everything shown on the plans is part of the work unless specifically excluded.