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.