A new construction home typically includes the structure, standard interior finishes, major mechanical systems, and often a set of appliances, but what counts as “standard” varies significantly from one builder to the next. At Henry Walker Homes, the base price of a home covers the structural components, mechanical systems, and a curated set of interior finishes selected by our design team. Understanding exactly what is and is not included before you sign a purchase agreement is one of the most important steps a new construction buyer can take.
Structural Components: The Non-Negotiable Foundation
Every new construction home starts with the same fundamentals, and these are always included in the base price, regardless of builder. Structural components include:
The foundation: Whether slab, crawl space, or full basement, the foundation is poured and engineered to local building codes and soil conditions specific to the site.
Framing: The lumber or engineered wood structure that forms the walls, floors, and roof system of the home.
Roofing: Roof decking, underlayment, and the primary roofing material (typically architectural shingles in most Utah new construction) are installed as part of the build.
Exterior elements: Siding or stucco, windows, exterior doors, and any builder-standard trim or architectural details are included.
These elements are the core of what you are purchasing when you buy a lot and a floor plan. They are included in every home we build at Henry Walker Homes, and they are backed by our warranty program. Visit our warranty coverage page to understand how we stand behind the structural quality of our homes.
Mechanical Systems: The Infrastructure Inside the Walls
The mechanical systems of a home are what make it livable: heat in winter, cool air in summer, running water, and electricity. These are included in new construction as standard, though the specific equipment and capacity will vary by builder and by floor plan type.
HVAC: A central heating and cooling system is standard in Utah new construction. This typically includes a furnace or heat pump, central air conditioning, and the ductwork to distribute conditioned air throughout the home.
Plumbing: All rough-in plumbing and finish plumbing fixtures, including toilets, sinks, showers, tubs, and exterior hose bibs, are included. The water heater is also included as a standard mechanical item.
Electrical: The main electrical panel, all wiring, outlets, switches, and light fixture junction boxes are included. Whether light fixtures themselves come with the home or only the junction boxes varies by builder, so this is worth asking about specifically.
At Henry Walker Homes, we are transparent about what is included in mechanical systems for each community. Our team is happy to walk you through the specifics during a model home tour. Bring your questions, and we will answer them directly.
Interior Finishes: Where “Standard” Gets Complicated
This is where the most variation between builders exists, and it is where buyers need to pay closest attention.
“Standard” finishes are the baseline selections included in the base price. Upgrades are options available for an additional cost. Every builder draws that line differently, and the model home you tour may not give you an accurate picture of where that line falls, since model homes are frequently outfitted with upgrades.
Flooring: Most Utah builders include hard surface flooring such as luxury vinyl plank or tile in main living areas and carpet in bedrooms as standard. The specific products and quality tier included vary by builder and community.
Cabinetry: Kitchen and bathroom cabinets are included in the base price. The style, material, and hardware designated as “standard” versus “upgrade” differs significantly.
Countertops: Quartz countertops have become increasingly common as a standard inclusion in Utah new construction, but the edge profile, thickness, and color options that are standard vary between builders.
Tile: Bathroom tile, shower surrounds, and backsplashes may be standard inclusions in some packages and upgrades in others.
Interior doors and trim: These are standard inclusions, though the profile style and finish options may vary.
When you tour a model home, ask specifically whether each finish you are looking at is a standard inclusion or an upgrade. This is one of the most important questions a new construction buyer can ask, and a trustworthy builder will answer it clearly.
Appliances: Read the Fine Print
Appliance inclusion is one of the most variable items in new construction, and it catches buyers off guard more often than almost anything else.
Range or cooktop and oven: Often included as standard. The brand and fuel type (gas vs. electric) may be fixed or may offer limited selection within the standard package.
Dishwasher: Frequently included as a standard appliance.
Microwave: Often included in higher-specification base packages, and sometimes an upgrade in others.
Refrigerator: Frequently not included as standard in new construction. This is one of the most common surprises for first-time new construction buyers. Confirm this specifically, and get the answer in writing.
Washer and dryer: Almost never included in the base price, though washer and dryer hookups are standard. You bring your own machines.
According to the Consumer Financial Protection Bureau, buyers should review the purchase agreement carefully to understand exactly what is and is not included, and ask for clarification in writing on any item that is not explicitly stated before signing.
What Is Typically Not Included in New Construction
Beyond appliances, several items consistently surprise buyers who assumed they would be part of the purchase:
Window treatments: Blinds, shades, and curtains are not included. Plan to source and install your own.
Full landscaping: Most Utah builders include front yard landscaping meeting neighborhood standards, but backyard landscaping is typically limited to basic grading and seeding. Confirm the scope of included landscaping before closing.
Interior furniture and decor: The model home furniture belongs to the staging company. The house you purchase will be empty.
Knowing these exclusions before you sign helps you build a realistic budget for the full cost of move-in, not just the purchase price.
Upgrades: What You Can Add Before Closing
Most builders offer a selections process where buyers choose upgrades from a curated menu. Common upgrade categories include higher-tier countertops and flooring, custom cabinet finishes, upgraded fixtures, additional electrical outlets, smart home features, and finished basement space where the floor plan allows.
Upgrades are priced individually and added to the base purchase price. This process typically happens shortly after signing, during a scheduled design appointment before construction reaches that phase.
For move-in ready homes, upgrades are already selected and installed. You are purchasing the home as built, which streamlines the process considerably for buyers who prefer not to navigate a selections process.
Browse our communities to see current options, and reach out to our team with specific questions about what is included in a particular community. Learn more about who we are on our about us page, and check our news center for the latest on availability and community updates.
Frequently Asked Questions
What is included in a new construction home?
A new construction home includes structural components (foundation, framing, roofing, exterior), mechanical systems (HVAC, plumbing, electrical), and a builder-defined set of standard interior finishes. Specific inclusions depend on the builder and the community.
Are appliances included in new construction?
It depends on the builder. Ranges and dishwashers are commonly included. Refrigerators and laundry appliances are frequently not. Always ask for a specific appliance list in writing before signing a purchase agreement.
What does “base price” mean in new construction?
The base price is the cost of the home with all standard inclusions. It does not include upgrades, lot premiums for preferred locations, or structural options beyond the base floor plan. Your final purchase price reflects the base price plus any selected additions.
What upgrades can I add to a new construction home?
Upgrades vary by builder and community, but commonly include flooring upgrades, countertop upgrades, cabinet finish selections, smart home features, additional electrical, and finished space in unfinished areas. For move-in ready homes, upgrades are already set and part of the home as purchased.
How do I know what’s standard vs. an upgrade?
Ask during your model home tour, and ask for the answer in writing. Model homes are often staged with upgrades, which can create a misleading picture of what the base price includes. A transparent builder will clearly identify the line between standard and upgrade.
See the Standard Finishes for Yourself
Henry Walker Homes has model homes available across our communities throughout Utah. The best way to understand what is included is to walk through one and ask our team directly. Schedule a tour to see standard finishes firsthand, bring your questions, and leave with real answers. Contact us to get started.
