When you receive a price to build a new home, the number on the quote rarely tells the full story. New build costs typically cover the physical construction of the house, including the foundation, framing, roofing, cladding, plumbing, electrical work, and interior fit-out to a specified standard. However, significant expenses often sit outside that figure, including the land purchase, landscaping, driveway construction, and council utility connection fees.
Understanding this distinction from the outset protects your budget and prevents the kind of surprises that derail projects in their later stages.
The distinction between what is included and what is not varies between builders and contract types. A fixed-price contract from a reputable local builder spells out inclusions precisely, while a cost-plus arrangement can leave far more line items open to negotiation or disagreement. Before you commit to a builder or sign a contract, you need to know exactly which costs are covered, which are excluded, and which sit in a grey zone depending on your site, your selections, and your council.
Our cost to build a new home in Franklin guide covers the numbers in more detail, but this article focuses on what those costs actually contain.
What Is Typically Included in a New Build Quote?
A standard new build price covers the construction of the house from foundation to practical completion. The specific inclusions depend on your contract and specifications, but the following are almost always included in a builder’s price for a turnkey or fixed-price new build in the Franklin region.
Foundation and Site Preparation
The foundation is one of the first costs confirmed once geotechnical conditions are known. Most quotes include the concrete slab or suspended timber floor system, foundation walls or piles, and the earthworks required to create the building platform. If your site requires significant cut and fill due to slope or poor ground conditions, this may be priced separately as a preliminary variation once the geotechnical report is complete.
Structure and Framing
Wall framing (typically timber or light steel), roof trusses, and the structural shell of the house are standard inclusions. This is the skeleton of the home and represents the majority of the build’s labour cost in the first few stages. The build programme, from framing to lock-up, generally takes eight to twelve weeks for a standard Franklin section.
Roofing, Cladding, and Joinery
Roofing material (most commonly Colorsteel longrun or stone-coated steel tile in this region), external wall cladding, window and door joinery, and the associated flashings are part of the weathertight envelope and are normally included in a standard quote. Joinery upgrades, such as thermally broken aluminium frames or increased glazing ratios, may carry a specification premium depending on the selected system.
Plumbing and Drainage
Internal plumbing runs, wet area waterproofing, shower, bath, basin, and toilet fixtures to the specified range, and drainage from the house to the boundary are standard inclusions. Connection from the boundary to the mains water supply or the council sewer lateral is a separate cost in most cases (covered in the exclusions section below).
Electrical and Lighting
The main switchboard, internal wiring, power points, light fittings to a specified allowance, and connections to the meter box are typically included. Home automation systems, solar photovoltaic installations, EV charging infrastructure, or custom lighting designs sit outside the standard specification and are usually priced as add-ons.
Insulation and Interior Lining
Wall and ceiling insulation to the current New Zealand Building Code minimums and GIB plasterboard lining are standard. New H1 energy-efficiency requirements apply to all consented builds, so compliant insulation levels should be assumed in any current new-build quote. For more on how these regulations affect your build, the BRANZ (Building Research Association of New Zealand) publishes up-to-date technical guidance for homeowners.
Kitchen and Bathroom Fit-Out
A base-level kitchen and bathroom specification is included in a turnkey build, covering cabinetry, benchtops, tapware, and sanitary ware to the nominated product range. Upgrades to stone benchtops, designer tapware, or custom joinery cabinetry will increase the quote and are usually documented as specification upgrades or variations with a clear cost.
Building Consent Fees
Council consent fees for the building permit are often included in a builder’s quote, though this varies by builder and contract type. Confirm this in writing before signing. Current fee schedules for the Franklin area can be verified directly through New Zealand’s official building consents and compliance portal. Consent fees for a standard residential build in the region typically range from $5,000 to $15,000, depending on the size, complexity, and which council processes the application.
Site Management and Preliminary Costs
Project management time, scaffolding, site toilets, waste removal during construction, and builder’s insurance are preliminary costs that a well-structured fixed-price builder absorbs into the total quote. These are real, substantive costs that often go unnoticed in a line-item review but are built into the per-square-metre rate on a properly scoped contract.
At Rag Reno’s, we run every single phase of this construction process through our proprietary 151-point quality assurance check sheet to ensure nothing gets glossed over or missed, from earthworks to the final paint inspection.
Table 1: Standard New Build Inclusions vs. Common Exclusions at a Glance
What Is Not Included in New Build Costs?
Understanding exclusions is as important as knowing what is in the quote. These are the most common costs that fall outside a standard new build contract.
Land
The section price is always separate from the build price. In Franklin, section prices vary considerably depending on location, size, lot shape, and the extent of existing infrastructure. Some turnkey build-and-land packages advertise a combined total, but you should always understand what each component costs independently so you can compare like for like across different offerings.
Landscaping and Fencing
Lawn preparation, garden beds, retaining for garden areas, decking, and boundary fencing are almost universally excluded from builder quotes. Budget for these separately once the build reaches practical completion. A basic lawn establishment and perimeter fence for a standard Franklin section typically adds $15,000 to $40,000, depending on section size, terrain, and material choices.
Driveway
Unless explicitly listed as an inclusion in your contract, the driveway is generally excluded. Some builders include a concrete crossing from the site boundary to the garage entrance, but a full concrete or sealed driveway from the street to the house is typically priced separately or added as a variation after the concrete slab is completed.
Utility Connection Fees
Connecting the house to mains water, wastewater, stormwater, and gas services involves council or network provider connection fees paid directly to the utility authority. These fees sit entirely outside the builder’s quote. Budget between $5,000 and $20,000 depending on your location, the distance from the nearest main, and whether reticulated gas is available in your street. Our guide on how to start a new house build in Franklin walks through when to budget for these fees in your pre-build planning timeline.
Resource Consent
If your build requires a resource consent because it does not comply with district plan rules (for example, due to a non-complying setback, height limit breach, or a restricted discretionary activity overlay), this is a separate cost paid directly to the council. Resource consents can take weeks to months and add $3,000 to $15,000 or more in council fees and professional support costs.
Freestanding Appliances
Rangehood and oven, dishwasher, refrigerator, and washing machine are not included in a standard build contract. Some builders offer an appliance package as an optional line item, but this must be listed explicitly in the contract to be relied upon.
Window Treatments
Curtains, blinds, and shutters are excluded from nearly all new build contracts. Budget separately for these once the build is at practical completion stage, as they are typically installed after the builder’s handover inspection.
Geotechnical Investigation
Before a foundation can be designed, a geotechnical report confirms the bearing capacity and classification of the ground. This investigation is typically the buyer’s or developer’s responsibility before the builder can finalise the foundation design and price. Costs range from $2,000 to $4,500 for a standard residential site
investigation.
Which Costs Fall into a Grey Zone?
Some costs sit between inclusion and exclusion and depend entirely on the contract type, the builder, and the specific site. These are the items most likely to cause budget surprises if you do not clarify them in writing before signing, which can lead to costly and frustrating building delays. To prevent these types of setbacks, make sure you actively identify and plan for common mistakes to avoid in new builds.
Items to specifically confirm in your contract:
- Concrete driveway and pathways: sometimes included as a line item in turnkey packages, sometimes excluded entirely.
- Letterbox, clothesline, and mail slot: minor individually, but often forgotten in the specification review.
- Builder’s margin on variations: not a direct exclusion, but variation margins typically add 15 to 25 per cent on top of the trade cost for any changes made after the contract is signed.
- Engineering design fees: structural engineer and geotechnical fees may or may not be built into the builder’s quote. Confirm this specifically.
- Retaining walls: if your site requires retaining walls to create the building platform or stabilise a boundary, these are most often priced separately once earthworks conditions are confirmed.
A fixed-price new-build contract eliminates most of this ambiguity by locking in inclusions, specifications, and the final price before construction begins. For homeowners who need budget certainty, this contract structure is the clearest path to a build that finishes on or near the agreed-upon number.
Table 2: Typical Cost Ranges for Common Exclusions in the Franklin Region (2026)
Note: These are indicative ranges only. Costs vary significantly by site, specification, and current market conditions. Confirm current pricing with your builder and relevant suppliers before finalising your budget.
How We Structure Your Total Cost Picture Before Anything Is Signed
One of the most common problems in the Franklin new build market is homeowners arriving at practical completion with a list of costs they did not anticipate. That is rarely a builder delivering poor work. There is almost always a gap in the pre-build planning conversation.
When we work with clients in Franklin, the first conversation is not about floor plans or cladding colours. It is about the total cost of ownership. That means mapping out land, consent fees, connection fees, the build contract, landscaping, appliances, and a contingency allowance into a single, open-book picture before any design decision is made. Clients who go through this process arrive at contract signing with a clear understanding of what their finished home will actually cost, not just what the builder’s quote says.
We use fixed-price new build contracts in Franklin as our default structure to give you complete budget security before construction begins. We back this work with our own bulletproof guarantee and a 10-year Master Builder Guarantee (as proud members of the Master Builders Association of New Zealand). This guarantees that what you agree to on paper is exactly what gets delivered on-site. We have proven this process across multiple successful regional projects, including our custom new-build project on Kennelly Cres in Waiuku, ensuring a completely transparent process from ground-breaking to handover.
If you are comparing quotes from different builders, request a line-by-line breakdown of what is and is not included in each one. That comparison often reveals more than the bottom-line number. Our steps for planning your new home and our new build timeline guide walk you through the full planning and build sequence so you understand what to expect at each stage before committing.
Frequently Asked Questions
Are building consent fees included in a new build quote?
Building consent fees are included by many Franklin builders in their fixed-price quotes, but this is not universal. Confirm in writing before you sign. Consent fees in the Franklin area typically range from $5,000 to $15,000 for a standard residential build, depending on the size, complexity, and whether the application is processed by Waikato District Council or Auckland Council.
Is the driveway included in a new build?
Usually not. Most builders include a concrete crossing from the site boundary to the garage entrance, but a full concrete driveway from the road to the house is typically excluded and priced separately. Confirm this specific point in your contract before signing.
What happens to costs if I make changes during the build?
Changes made after construction starts are processed as variations. Variations carry a builder’s margin, typically 15 to 25 percent on top of the trade cost, and can delay the build programme if materials need to be ordered or work already completed needs to be modified. Finalising your specification before construction is the most cost-effective way to manage your budget.
Are landscaping and fencing included in the new-build price?
No. Landscaping, lawn preparation, garden construction, fencing, and outdoor living areas are excluded from nearly all new build contracts in New Zealand. These are completed after practical completion and are budgeted for as a separate scope of work.
What is not included in a fixed-price new-build contract?
A fixed-price contract locks in the construction cost but still excludes land, council utility connection fees, landscaping, geotechnical investigation reports (in most cases), resource consents, freestanding appliances, window treatments, and full driveways unless specifically listed. The primary advantage of a fixed price is that inclusions are defined in writing before you commit, so you know exactly what falls inside and outside the contract before construction begins.
Conclusion
Understanding what is and isn’t included in new-build costs is one of the most important steps in planning a home build. The construction quote covers the house itself, but the total project cost also includes land, council consents, utility connections, landscaping, and fit-out items that sit outside the builder’s contract. Getting a clear picture of all these components before your build begins is what separates a project that finishes on budget from one that runs over.
If you are planning a new home in the Franklin area and want to understand exactly what your total budget needs to cover, the team at Rag Reno’s is ready to work through the numbers with you. We offer new-build services, including fixed-price contracts, full project guidance, our 151-point quality checklist, and a planning process designed to give you budget certainty from the first conversation.
Book your no-obligation consultation with us and let us give you a clear, complete, and honest picture of what your Franklin new build will actually cost.