What do you get with a new build?

What's not included in the price?

I just wanted to summarise what is not included in the price, so you can see it all together in one place.

1. Plot position
2. Double garage- possibly
3. Flooring (carpets, tiles, Karndean etc)
4. Spotlights
5. Tiling
6. Wardrobe inners, type of handle, type of outer, type of mirror
7. Kitchen- too many to mention.  See previous post.
8. Colour on walls
9. Extra spurs
10. Garden.  We spoke to someone who had bought from another builder.  They were shocked to learn that the turf for the garden was considered an extra they would have to pay for.  Be warned.

Extra Spurs

You may well find that you would like to place a mirror in the bathroom/ensuite etc that has lighting.  This will require the builders to place a spur in the room so that the electric point in the cabinet can be connected.

Consider where you would like electric sockets.  You may be able to have them moved, again at a cost or you may require extra ones.  Just for reference, they cost ~£40 for one spur.

Choosing the extras

When you walk around the show house, it has been decorated by an interior designer and the potential of the house has been maximised to make you want to buy.  Everything is colour matched, lighting has been strategically placed and flooring has been chosen with luxury in mind.

The trend these days is to NOT label anything as standard or an extra/ upgrade.  You would think that the sales advisors would know what was standard and what was an upgrade, but don't take this for granted.  We had no end of problems finding out what was and what wasn't standard.  Apparently, they don't put stickers on the items that cost more anymore, because it stops people buying them. The result is that no-one seems to know what is actually included.  Be aware as previously mentioned that viewing different sites will be confusing as their remit will be different in some parts to the site you are looking at.

Which extras are available

You may well think that when you look around the show house that everything you see will be available either as a standard or for you to purchase, but you would be wrong to think that.  We had several occasions of asking for items, only to be told that they were not available.

Examples of this

• Carpets.  In one show house, they had the exact colour carpet we had been looking for.  We asked what colour it was, only to be told, we don't know, it isn't available to order!
• Taps in the kitchen.  We were interested in a particular spray tap and were told it was available and were given a price.  We were told it was available on more than one occasion.  When it came to ordering, it was not available. We were then told, we could have the one from the show house.  However, we were later informed by a different salesperson at a later date, that this tap would be unsuitable in the sink we had chosen, because it would have some give where it was fixed.

With regard to this issue, we were told that suppliers have some items available when the showhomes are built, but by the time it comes to customers ordering the product, it may have been discontinued and no longer available.

• Tiling.  When you get around to choosing the tiles, you may well decide to opt for the standard tiles and expect to see them amongst the tiling options.  Again, be warned.  We saw tiles on the wall, in the show house that were NOT shown as an option, but when we enquired, were told that we could choose them!

Standard of extras

You may well find that the houses are graded according to price and type.  This means that if you choose the cheapest house, you will be limited to certain standard options.  In the next price bracket, you will be able to choose from a wider range of options and the most expensive house will allow for the widest range of options.  Basically, the extras are split into tiers.  However, just because you have chosen the most expensive house, does not mean you will have a full choice of all the extras that they do.  Since the builders build on other sites, there is a good chance that they will have houses graded at a higher standard than the ones on the site you may be looking at.  This means that the builders will do some extras that are only available to certain sites.

Choosing your cupboard doors for the kitchen

We wanted to choose two different colours for the doors to enable us to have a more interesting looking kitchen.  The brochure, on the website, for the kitchen company suppliers shows kitchens done out in such a style (it's where we got the idea from).  However, whilst the company could supply different coloured doors and they do for some sites, the site we were looing at does not offer such an option!!!

Carpets

Again, these will be graded according to the type and price of house you are buying.  We were given sample books to take into the show house to choose our carpet and told we could choose any of them since they were all standard for our type of house.  However, when it came to the pricing, this turned out to be incorrect.  We had repeatedly checked this out with the sales people before choosing, because by now we had been told several conflicting "facts" regarding price and choice, so to be told they had got this wrong was another source of irritation.  I advise you very strongly to continually check what you are getting for your money.

Types of carpet

1. Traditional wool.
2. Stain free- polypropylene
3. Synthetic.  Nylon, polyester, olefin and acrylic

The stain free ones are sold as being bleach washable.  Never tried it, so can't vouch for it.  However, we went to a local carpet fitter and salesman who told us that these type of carpets are selling more than wool because families like them.  Most people don't really know how to properly clean a wool carpet, so view them as difficult to clean.  However, it is a lack of knowledge that gives the impression that wool is difficult to clean.  Despite the durability and the many other qualities of    wool, the stainfree types are growing in popularity because you can clean them with a 10% solution of bleach.

Please don't take my word for it as I have never had one of these stainfree carpets and the 10% solution is from memory only.

That's enough for today.  More at a later date.

So you're thinking of buying a new build: the price. Part II

In the last post I started by telling you what to expect is not included in the price.  This is a continuation of that.

What is not included in the advertised price of a new build?

4.  Wardrobes.

Whilst you will see some wardrobes in the rooms, the only thing you are likely to get is the outer carcass.  What do I mean?  Whatever shelves, or hanging shelves or trays/baskets you see in the wardrobe, don't assume that they will be included.  Each of those shelves or hanging units (unless a very basic one across the top of the wardrobe) will have to be paid for separately. Also, it is likely that the outer of the wardrobe is actually an upgrade. You will need to check what the standard carcass is and also what the standard handles are.

Check

• outer carcass (colour and finish)
• shelves
• trays/baskets
• handles
• mirrors on front of unit (they may come in other colours than the usual mirror that you are used to)
• fronts will be included

Of course, you don't have to choose the standard options, but if you don't, there will be a cost to any changes that you make.

In some of the rooms, you may find that there is a recess in the wall for a cupboard, but all you will get is a hanger across the width of the recess.  There may be no interior or doors or anything else for that matter.

5. Kitchen

This is a veritable minefield and is the reason I have left it until later to discuss.  Here you will have to negotiate on flooring, tiling and lighting as mentioned before, but there are many other things that you will have to choose and pay extra for too.

• Open all the cupboards and drawers.  Again, don't expect to get what you see.  The only thing you can be sure of is the outer carcass.  For an example.  The showhome we looked at had  pan drawers under the hob and either side of these drawers was a set of drawers, which came in threes.  The pan drawers were included as standard, but those drawers either side of them were not.  All that was included here were standard outer and shelving.  Incidentally, this meant that the only drawers that were included as standard in the whole of the kitchen were three pan drawers.
• The cupboard fronts may contain glass.  Again, usually an upgrade.
• The handles in the showhome may be an upgrade, check as to which are the standard ones.
• They may have fitted a wine cooler or some other fancy option.  Note this is an option and will have a fancy price tag.  Probably a cupboard with shelves normally.

Other things to check are:-

• Worktop.  Generally they will fit the most modern and expensive worktop i.e. either granite, Corian, Silestone or something similar.  In addition to this, you will find that they may have fitted a tap that is a spray tap that moves enabling you to clean the sink easier or wash vegetables or whatever else you plan on doing with it. 

Beware.  These taps are fine if fitted in a fixed sink, such as the ones I have already mentioned.  However, as we discovered, if you would like one fitted into a stainless steel sink, there is likely to be some movement where the tap is fixed into the sink.  Franke have patented a sink brace designed to fix this problem (they are relatively cheap at £10/15), but since I have not seen it in action, I cannot vouch for how effective it is.

With the granite type worktops, the spray tap is fixed into the worktop, since the sinks are generally fitted under the worktop, meaning that the tap is more substantially braced in place.

• Have you ever looked at the end of the cupboard which is fitted at the end of the run of cupboards?  If you have, you will notice that usually they are white and matt.  This is something though that today does not have to be the case.  You can have an end of cupboard that matches the rest of your cupboards. At a price of course!!!
• Taps.
• Hob.
• Extractor fan.
• Splashback.  Generally, they will fit a stainless steel one.  However, we discovered quite by chance, when a salesperson was flicking through the extras booklet, that they have glass splashbacks on offer.  We didn't see any on display in any of the showhomes (and we went round a lot of showhomes), so seeing them in situ will not be easy, but they may be available and you won't necessarily be told.  There are some that may be standard, but other colours will incur a cost most likely.
• Task lighting.  Again, you will probably see lighting in place in the kitchen under the kitchen cupboards.  Delta lighting seems popular at the moment, but whilst it may look nice, it isn't necessarily the most useful type of lighting you can find.
• Lighting in the kickboards.
• White goods - such as fridges or freezers etc

6.  Colour on the walls.

You may think it is obvious that I mention this, but please read on.  Many of the showhomes will have a wall that has expensive wallpaper on it.  You don't expect that to be included in the price and it isn't.  However, many homes are painted in white, very popular these days and you might expect that to be included in the price.  It isn't!

Let me clarify.  Whilst white is popular, you may find that if you would like the walls painted in white then it will come at an extra cost.  Magnolia may be standard, but no other colours are likely to be.  Incidentally, you need to be careful if viewing showhomes that belong to the same developer.  We discovered that white paint was standard on some sites, but not on others.  Don't assume if you have had to travel to another location to view the home that you are interested in, that the items they have as standard will be standard at your site.

Any other colour that you see on the walls is likely to incur a cost. 

Check

• Which colour is standard and the extra cost that will be incurred if you want other colours.

That's it for now.  There will be further instalments guiding you through the buying and choosing process at a later date.

Buying a new build. What does the price mean?

This blog is meant to provide a guideline for those of you either in the process of buying a new build or those of you thinking of buying a new build.   It is based on my own buying experience and is not meant as legal advice in any way, shape or form.  It is intended to provide you with a guideline of what to expect and what may happen to you!

The Advertised Price

What does this mean?

First of all be aware that many of the sites will say from...... £xxx, ooo.  There are several reasons why it will say from.

1. It may be that there is actually one house of this build type available on the whole of the plot available at the advertised price.  Think this sounds ridiculous?  Well it was true on the site we looked at.
2. The location of the house on the plot may well increase the price of the same house.  Again, true for the site we looked at.
3. The house may have a single or double garage.  Obviously the house with a single garage will be lower than that with a double.

One thing is for sure.  They will advertise the price of the lowest house in a particular range just to get you through the door.  Chances are that the price you end up paying will be considerably more than the one advertised unless you are extremely good at bargaining.

What does the price include?

You may think it is obvious.  After all, when you buy a second-hand house, you get a list of what is included and you are put in the picture about whether the carpets, fixtures and fittings, lights etc will be left behind.  How do I know this?  When you sell your home, you are asked to provide a detailed list of what you are leaving and what you are taking.

When I say you are asked to provide a detailed list, what I should have said is, that the solicitor acting for the buyer of your home will send you a document, containing several pages of tick boxes, which you answer.  These tick boxes ask are you leaving curtains, carpets, toilet roll holders, lights, etc etc.  Everything you can think of in your home is listed.

Caveat Emptor.  Buyer beware.  When you buy a new house, you will NOT be provided with such a list.

What is included?  I cannot answer this question, for the simple reason that each builder will have its own basic inclusions, but just to warn you, the only thing you can guarantee that you will be getting are the walls and the floors.  Oh, also windows and doors.

It might be easier to answer what will not be included in the price, so here goes.

What is not included?

1. The carpets or tiling or indeed anything that goes on the floor. 

You only get the floor in the price of the house i.e. the concrete or whatever else they have used.  If you would like tiling, carpet or floorboards, Karndean or any other such covering, you will either have to pay for it yourself or bargain for it when you agree on the price of the house.  You could of course go elsewhere for your flooring, but be aware, that if you get other people to fit your carpets, you will not necessarily get them to shave the doors, resulting in doors that will not open over your newly fitted carpets.

2.  Lights. 

When you look around the showroom, you will notice that the house is lit up like a Christmas tree.  What I mean by that, is that there will be a preponderance of lights.  Most likely, these lights will be mainly ceiling uplighters (spotlights) or recessed lights.  These are put there to make the house seem very inviting and well lit.  It works.  However, they are NOT included in the price of the house. The only lights that you will get for the price are pendant lights.

A word of warning.  You may be tempted to go for the arrangement of the lights in the showhome, but these lights are not cheap and the ones we purchased came in packs of three, despite the fact that all areas of the show home have lights in pairs.  Think very carefully about how many lights you would like to have and where, as the cost can soon mount up.

Again, you could try to negotiate that they are included in the price when you agree the sale price.

3.  Tiling. 

You will more than likely see the bathroom, ensuite (if included) and downstairs WC (if included) with a good smattering of tiles.  Don't assume that these are included.  Again, they are trying to display the house in its best light.  Ask specifically which tiles will be included.  Generally, in the ensuite expect to only get 2/3 tiles above the sink and the same again above the toilet.

To be clear, don't expect that fully tiled walls will be included or even half tiled walls.

A word of warning here.  When asking the question what is standard in terms of tiling, you run the risk of a huge misunderstanding.  On the one hand, they might say, yes the tiles you see are standard.  You go away thinking, all the tiles are included.  What they actually mean is, the tiles you see are from the standard range.  It is a subtle difference, but one that could see you paying for what you thought were standard tiles only to find that it is the TYPE of tile that is standard and NOT the ARRANGEMENT.

I will add more at a later date to guide you through what else is not included.