Grey structure, finishing or full turnkey
Packages come in different depths. A grey structure package covers foundations, frame, walls, roof, and basic plumbing and electrical conduits, leaving finishes to you. A finishing-only package picks up after grey structure. A turnkey house package covers everything, so you walk into a ready home with tiles, fittings, kitchen and paint done.
Turnkey gives the most convenience but needs the most careful specification, because every tile, tap and door is decided upfront. If you like choosing finishes yourself, a grey structure package with separate finishing may suit you better.
- Ask exactly which items are included at each level
- Check whether allowances for finishes are fixed items or flexible budgets
- Clarify who supplies fixtures such as kitchens, wardrobes and lights
- Confirm whether boundary wall, landscaping and solar are in scope
Pros and trade-offs of a single team
The main advantage is accountability. If a beam clashes with a window or a drain runs the wrong way, the same firm fixes it without arguing over whose fault it was. Design also tends to be more buildable, because the builders shape it.
The trade-off is that nobody independent is checking the builder's work. Some owners hire a separate engineer for occasional quality checks on concrete, steel placement and finishing. This is worth considering, particularly at foundation, slab casting and handover stages.
What a fair design and build contract should say
The contract is your protection. It should list the drawings and specification it is based on, the stages of payment linked to completed work, the expected programme, and how changes will be priced and approved in writing.
It should also cover what happens if work is delayed, how defects after handover will be handled, and who holds responsibility for approvals and the completion certificate. Read it carefully and ask questions before signing.
