The Truth About Inclusions: What’s Actually ‘Standard’ and What’s Not

You walk through a display home. It’s stunning — pendant lights, full-height tiles, stone benchtops, soft-close everything. You’re sold.

Then you see the contract and realise… most of what you loved? Not included.

Welcome to the great “inclusions” conversation — one of the biggest traps for buyers who don’t know what questions to ask. Let’s clear things up, so you don’t get stung later.

So What Are Inclusions?

“Inclusions” are the features, materials, and finishes that come standard in your home’s base price.

They can range from basic (builder-grade taps, laminate benches, carpet in living areas) to premium (stone, designer tapware, under-mount sinks).

But here’s the trick: every builder defines “standard” differently.

Some throw in upgrades to wow you upfront, then claw it back in the fine print. Others start lean and leave everything to your wallet.

Neither approach is wrong… unless it’s unclear.

Here’s Where Most People Get Caught Out

It’s not one big thing — it’s a dozen little ones that add up fast.

Things like:

• Downlights instead of oyster lights

• Stone benchtops in kitchens and bathrooms

• Full-height tiles in the ensuite

• Soft-close drawers and cupboards

• Ducted heating or cooling, not just split systems

These items can sound standard in conversation, but unless they’re in writing, they’re not guaranteed.

How to Read Between the Lines (Without Needing a Law Degree)

You don’t need to become an expert. You just need to:

• Ask for a full, itemised list of inclusions — and read it

• Compare it to what you saw in the display home or brochure

• Highlight anything that feels vague, missing, or marked as “PC sum” (a provisional cost — aka, subject to change)

And don’t be shy about asking: Is this included in the price you’ve quoted me? You’re not being difficult. You’re being smart.

At Hedgley Homes, What You See Is What You Get

We keep it simple — our inclusions are clearly listed, clearly priced, and aligned with what you actually see in our builds. No smoke. No mirrors.

You won’t need to fight for the finishes you loved or ask for a cost breakdown that should’ve been obvious from the start.

Our fixed-price contracts spell it out from day one, because trust starts with transparency.

Final Word

Knowing what’s included — and what’s not — is the difference between staying on budget and wondering where all the “extras” came from.

Don’t settle for vague promises. Ask the questions. Read the fine print. And partner with a builder who’s upfront from the start.

If that’s the kind of clarity you’re after, you’re in good hands with Hedgley.

Talk to us today