Standard Inclusions List

We only use the best of products and contractors on each and every job. All products are personally tested by Norm himself and Norm personally guaranties all products and workmanship. That’s why We Build Every Home As If It’s Our Own.


  • Meeting with Norm to discuss all your requirements
  • Every site inspection by Norm to determine any site issues
  • Drafting of council plans provided in house by licensed Building Designer
  • Building construction to ‘C2’ wind classification
  • Engineered slab & foundations allowance for ‘M’ class soil

Soil Test

  • Energy Efficiency report
  • Private certifier lodgement & inspection fees
  • Plumbing and sewerage lodgement & inspection fees
  • QBCC Insurance fees
  • Construction Insurance
  • Public liability insurance
  • Site clearance and access supplied by builder
  • Site water supplied on site
  • Site power supplied by builder (Clients to open Account)
  • Workplace health & safety plans
  • On-site toilet for all workers and contractors
  • Site peg out/profiling by builder
  • Scaffolding & edge protection supplied by builder
  • Any necessary planks, trestles, plant & machinery
  • Experienced personal on hand to help with selections & building design aspects
  • Six month defect warranty and peace of mind 6 year & 3 months warranty

Site Preparation

  • Scrape site building pad area
  • Prepare 200mm compacted building pad

Termite Management

  • ‘Kordon’ termite barrier to the slab perimeter & around slab penetrations (please note yearly inspections must be done to uphold lifetime warranty)
  • Concrete slab to form part of the termite barrier
  • Frames & Trusses timber termite ‘T2’ treated


  • Engineered ‘Raft’ slab & foundations for ‘M’ class soil type
  • Concrete pump for house slab only
  • Slab steel trowelled finished
  • Garage floor level with main floor or stepped as required (grey concrete finish)
  • Sliding door or shower rebates included as per clients request
  • Concrete porch & alfresco with ceramic tile allowance
  • 58m² exposed concrete driveway allowance
  • 40m² exposed concrete mower strip/pathway allowance (enough for all you paths and full house mower strip)
  • Salt & pepper look exposed concrete used for driveway, paths & mower strips

Frames and Trusses

  • Frames & trusses engineered to ‘C2″ wind classification
  • All trusses, external & internal wall fames use structural pine framing with ‘T2’ termite treatment
  • Wall framing to 2550mm ceiling height as standard
  • 22.5° pitch roof trusses
  • Truss allowance for hip construction as per plan
  • Bracing & tie-down as per Australian Standards, National Construction Code (NCC), framing manufacturer, engineers & building designers specifications

Roof, Fascia and Gutter

  • Colorbond corrugated metal roof sheeting
  • Colorbond metal fascia
  • 150mm colorbond metal quad gutter
  • Colours to clients colour selection
  • Roof construction to ‘C2’ wind classification

Insulation and Sarking

  • External wall sisalation & damp course
  • Light duty thermo tuff roof sarking
  • 60mm Vapa-Check roof insulation
  • Any extra requirements as per Energy Efficiency Report

Aluminium Windows and Doors

  • Powder coated aluminium frames
  • Frames & glass to ‘C2’ wind classification
  • Keyless locks to windows & doors
  • Finger jointed (FJ) pine reveals
  • Glass to be grey tinted (not clear)

Note: Grey glass gives a better energy rating while keeping your house cool

External Window and Sliding Glass Door Screens

  • Diamond grill security screens to all windows and sliding glass doors


  • 2250mm high x 4800mm wide garage wind lock panel lift door with ceiling mounted motor & 2 remotes
  • Front door 1020mm wide custom made by The Door Keeper
  • Entrance set supplied by The Door Keeper
  • External door frames 130mm x 31mm pre-primed pine
  • Internal door selection from Humes Accent 2040mm range
  • Internal door frames 19mm thick FJ pine
  • All door stops 31mm x 12mm FJ pine
  • External & internal door hardware chromed Lockwood Lever range
  • Privacy locks to all bedrooms, bathrooms and toilets
  • 2400mm high internal robe sliding doors with vinyl panels & 1 mirror panel
  • 2400mm high internal sliding cupboard doors with vinyl panels
  • 100mm door hinges
  • All door catches to be chrome magnetic
  • 90mm cavity door frames

Note: We only use 90mm dual rolled statesman cavity sliders as they are the strongest and best available & come
with a 25 year warranty as do all our door locks

External Sheeting

  • External alfresco area lined on underside of trusses with 10mm span-board
  • Front porch, soffits lined with 4.5mm Hardiflex with PVC joint mould
  • Render above windows (if required)
  • Molds and trims to be 31mm x 12mm FJ pine

Internal Linings

  • Internal wall sheeting to bathroom & ensuite to be 6mm Villaboard, all other walls & ceilings lined with 10mm plasterboard
  • Plasterboard 75mm cornice to complete home
  • Square set or Bullnose to all wall external corners
  • Metal ceiling battens used to underside of roof trusses

Internal Fixing Timbers

  • Architraves to be splayed 42mm x 12mm FJ pine
  • Skirting to be splayed 68mm x 12mm FJ pine

External Masonry

  • Double height render bricks (brick veneer)
  • Mortar to be grey
  • All brick work to be Rendered

External Wall Cladding

  • Scyon Linea 180mm profile cladding as per plan (if required) or similar

Plumbing Fixtures and Fittings

  • Under slab plumbing to council specifications
  • Painted 90mm PVC round down pipes
  • Water to fridge and dishwasher
  • All fixtures/fittings fitted as per PC allowance by builder
  • 3 external taps supplied & fitted
  • 250L electric hot water supplied & fitted
  • 5-15 year warranty on all Tapware


  • Sewer connected to main sewer line
  • Stormwater connected to street kerb & channel or rainwater tanks if required


  • To shower perimeter to 2000mm high
  • To bath perimeter to 600mm above bath
  • To full floor & skirting of wet areas (bathrooms, WC & laundry)
  • All waterproofing in accordance with Australian Standards

Shower Screens and Mirrors

  • Shower screens (if required) to have pivot doors, aluminium frames & clear safety glass
  • Mirrors to suit vanity size


  • Legrand – Excel Life common plate series light switches & power points
  • Customised to suit clients specification but generally include:
  • 3 power points to kitchen & main bedroom;
  • 2 power points to living & media areas;
  • 2 power points for TV areas;
  • 2 power points to other bedrooms, study & laundry;
  • 1 power point to bathroom vanity, hall & garage;
  • Single power points to the dishwasher, microwave, fridge & panel lift door;
  • External power point to alfresco area;
  • Exhaust fans to bathrooms;
  • Ceiling fans to bedrooms, living rooms, media & alfresco;
  • 4 x 10W LED downlights to main bedroom, kitchen, living, media & alfresco areas;
  • 2 x 10W LED downlights to other bedrooms & halls;
  • 1 x 10W LED downlights to entry, porch, WC, laundry etc;
  • 2 x Slimline fluro light to garage;
  • 1 x Slimline fluro light to kitchen
  • 3 x Pendant light to dining (PC amount $150 each inc. gst);
  • 2 x external lights (PC amount $100 each inc. gst);
  • 2 – 3 smoke detectors as required hard wired, battery backup
  • Switchboard with safety switches and circuit breakers
  • 15m of underground mains power to curb
  • Wiring of hot water system, hot plates, ovens & rangehood

Note: We supply all double power points unless noted otherwise


  • 2 x TV points including antenna
  • Phone point including conduit to street


  • Smeg or Bellissimo oven/cooktop, rangehood & dishwasher allowance

Floor Coverings

  • Carpet PC allowance of $47m² inc. gst
  • Carpet to all bedrooms, WIR & Media rooms
  • Ceramic tiles to all other living and wet areas including shower floors
  • Garage floor steel trowelled finish grey concrete

Ceramic Tiling

  • Tile PC allowance of $35m² inc. gst
  • Ceramic tiles used for floor and walls tiled areas
  • Floor tiles to all wet areas, showers, kitchen, dining & living rooms
  • Tiles to porch patio/alfresco areas
  • Wall tiles 600mm high above bath tubs, laundry tub & kitchen benches
  • Wall tiles to 2100mm high in bathroom showers
  • Skirting tiles to wet areas
  • Smart floor wastes
  • Chrome corner angles used


  • Allowance for Taubmans Endure paint
  • Ceilings to be flat white 3 coats, 1 undercoat & 2 topcoats
  • Walls and skirtings semi gloss 3 coats, 1 undercoat & 2 topcoats
  • Architraves & doors gloss enamel 3 coats, 1 undercoat & 2 topcoats
  • Soffits low sheen 3 coats, 1 undercoat & 2 topcoats
  • External walls low sheen 3 coats, 1 undercoat & 2 topcoats

Note: Feature walls extra


  • Complete custom designed kitchen & cabinets as per plan
  • All laminated cabinetry
  • Dishwasher allowance
  • Custom made vanities to bathrooms as per plan
  • Custom made laundry tub cupboard & bench as per plan

Cupboard Fit Out

  • All cupboards are custom fitted out to clients requirements with edge-lip timber shelving
  • All robes have 1 hanging rail and nest of 4 shelves
  • WIR have his & hers hanging + full hang area & nest of 4 shelves
  • Pantry, linen & storage cupboards supplied with 4 shelves

External Elements

  • 140mm square Merbau timber posts
  • 1 wall mounted or rotary Hills clothes line supplied and fitted

Rubbish Removal

  • Industrial bins used and emptied throughout the building process
  • All rubbish is removed before handover


  • Professional cleaning to internal and external of house done before hand over
  • Site is scaped level and any excess soil spread over site

Peace of Mind

With Norm Wales Constructions you will have peace of mind that you are dealing with a local independent builders that are hands on all the way through your project and is approachable at any stage of the build.

All products and materials we work with come with extensive warranties and are tested by myself, which means I personally guarantee everything that goes into your job. Knowing you have chosen a local builder means you do not just get your 6 year & 3 month warranty on new home, but Norm Wales Constructions also offers 6 months move in defect warranty which is absolutely free.

Please keep in mind we have allowed an extensive PC allowance. We do this so you are able to select just about anything you require. If at any stage you want to reduce the cost of your project your PC’s are an allowance which gives you the flexibility to save money in those particular areas if you choose to. By building with Norm Wales Constructions you also get to save money by using my suppliers which I offer my full builders discount.

Please keep in mind this is standard inclusion list, but Norm Wales Constructions specialise in custom design.

We can offer many additional works as optional upgrades, these may include:

  • Air-conditioning
  • Solar
  • Roof tiles
  • Stone bench tops
  • Home septic treatment systems
  • Ducted vacuum units
  • Media room setups
  • Sheds
  • Rain water tanks and pumps
  • Blinds and curtains
  • Landscaping, turf and fencing

or let us know of any other requirements you may need, as we are more than happy to assist.