What’s Included in a Home Construction Project?
When you sign a contract for a conservatory, extension or any home build, you want to know what you’re actually paying for. Too many homeowners end up with hidden costs because they didn’t check the inclusions list. Below is a straight‑forward rundown of the items that should be part of any solid construction agreement.
Design and Planning Services
The first thing that belongs in the package is a clear design stage. This covers the initial concept sketches, detailed drawings, and any 3D visualisations the builder provides. It also includes the preparation of planning permission documents or permitted‑development paperwork if your project stays within the limits. If the builder promises “full design support,” make sure the scope lists revisions, site surveys and the final approved plans.
Core Construction Work
Core work is the backbone of any project. It should contain:
- Excavation and site clearance
- Foundations – from concrete pads to full slab pours
- Structural framing – timber, steel or masonry as specified
- Roofing, cladding and external finishes
- Windows, doors and glazing
These items are non‑negotiable. Anything beyond basic structural work, like premium glazing or specialty roofing, should be listed as a separate line item.
Beyond the structure, the contract should spell out interior finishes that are included. Typical inclusions are plasterboard, basic skirting, standard paint, and flooring (often laminate or basic tile). If the builder says “all finishes,” ask for a finish schedule that shows exact brands, grades and colours.
Services such as electrical wiring, plumbing rough‑ins and heating distribution usually sit under the core construction umbrella, but the final fixtures—light switches, bathroom tapware, kitchen appliances—are often treated as extras. Clarify which of these are covered.
Another key inclusion is site management. This covers the site supervisor, health‑and‑safety checks, waste removal and daily clean‑up. A tidy site reduces delays and keeps neighbours happy.
Don’t forget the post‑build stage. Most reputable builders will include a final inspection, snagging list (a list of minor items to fix), and a warranty period for structural defects. Some also offer a one‑year maintenance check; if that’s mentioned, make sure it’s written into the contract.
Finally, look for any “soft” inclusions that add value without extra cost. These can be design advice on energy efficiency, guidance on choosing sustainable materials, or a brief on how to care for new timber frames.
In short, a well‑written contract will break down the work into clear sections: design, core build, finishes, services, site management and post‑completion support. Anything not listed belongs to the buyer’s side and should be priced separately. By checking each of these areas before you sign, you’ll avoid surprise invoices and finish your project with confidence.
