Not all turnkey builds are created equal. In fact, some aren’t even playing in the same ballpark. While the term is widely used across the building industry, its meaning can differ greatly – and that can lead to confusion when comparing quotes. 

A full turnkey solution (also referred to as construction turnkey projects) means your home is built with Code of Compliance, delivered complete and ready to live in – including design, consents, site works and finishing details. In other words, it’s a start-to-finish service where every stage is managed for you.

But here’s where the confusion creeps in: not every builder who offers ‘turnkey’ provides the same thing. Some only provide partial services, leaving you to coordinate key elements (and absorb unexpected costs) on your own. 

That’s why understanding the differences is essential. In this guide, we’ll outline what true turnkey really involves, what to look for before you sign – and why it matters. 

What full turnkey solutions should include (but sometimes don’t)

A true full turnkey service covers everything from design to decking. It’s a clearly defined, end-to-end service (with site works included), so nothing is left for you to manage. 

For example, an Advance Build prefab home is a genuine turnkey solution. That means your quote includes:

Design and planning (including any customisations)

This stage begins with concept discussions to understand your needs, site constraints and budget. Based on this information, your home is then designed accordingly – with customisations built in from the start. 

Then, working drawings are prepared before moving into the consent stage.

All required consents

A full turnkey build means all necessary consents are managed on your behalf. 

This includes:

• Council building consents
• Resource consents
• Any required third party reports (e.g. engineering).

Site works and foundations

All site works are included in a turnkey solution – and should be planned and priced upfront to avoid surprises later on. 

Site works include:

• Foundations
• Driveways
• Water tanks
• Septic systems
• Essential ground preparations.

Construction

An Advance Build home is constructed inside a controlled factory environment. This improves quality control and reduces weather-related delays. Each stage (whether inside a factory like us or onsite for traditional building) is managed by the team to meet specifications and compliance standards. 

Delivery and installation

A genuine turnkey solution includes the costs and management of your home being transported to site after completion (if it’s built offsite), where it’s then installed and connected to services.

Decking, finishing touches and Code of Compliance

This is when the decking and external areas are completed, along with the final finishes. You’ll be issued a Code of Compliance – and your home is ready to live in!

The challenge for home builders? Not all turnkey contracts cover those elements. 

What some builders leave out

As we said up top, the term ‘turnkey’ is a broadly used one. In some cases, it refers only to the house structure itself – not the complete, move-in-ready result many clients expect. 

With certain builders, parts of the process sit outside their scope. That doesn’t make the service wrong, but it does make it different. That’s why it’s so important to understand what’s included before signing a contract. 

For example, not all builders include:

• Design and architectural input 
• Foundations and site works 
• Consent management, water tanks, septic systems and utility connections
• Decking and driveways 
• Transport and site placement 
• Final finishing details 
• Anything beyond the house structure.

These inconsistencies often raise questions like:

• Does turnkey include foundations?
• Are decks included in prefab builds?
• Who manages council consents?
• Are site works included in my quote?

The answers? They depend entirely on the builder – which is why reviewing scope matters so much.

What’s included? A simple comparison

The stress factor (and how to reduce it)

The list above reminds us that building a home is a big undertaking – both financially and emotionally. For first-time builders, the unknowns can feel daunting. For rural and remote sites, logistics add complexity. And for busy professionals and families, managing a build alongside everyday life can quickly become overwhelming.

Much of that pressure doesn’t come from the build itself, though. It’s actually the project coordination that causes stress.

When responsibilities are split across multiple contractors, the client often becomes the default project manager. Suddenly – and with little or no experience – you’re dealing with tradespeople who expect you to have answers (often on the spot). And it’s not just construction: council consents and utility connections might also sit with you. 

Being thrown in the deep end can easily cause timelines to drift. Perhaps a delay in site works affects delivery or a consent query stalls progress. When each moving part relies on the next, any delay can lead to unexpected costs.

That’s why a stress-free building process matters. 

With a true end-to-end solution, one experienced team handles every aspect of the project. Site works, construction, transport and final detailing are all aligned from the outset. This expertise ensures communications are clearer, timelines are managed and the risk of mistakes reduced. 

It’s this clarity that turns a complex project into a manageable (even enjoyable) one. 

Advance Build’s streamlined process

So how does a project move from early ideas to a complete, liveable home?

With Advance Build’s full turnkey solution, every stage is coordinated by one expert team. You deal with that same team throughout your journey, with clear timelines, pricing and communication from start to finish. The best bit? A guaranteed move-in date.

Your 6-step journey covers:

1. Free floor plan and quote

   We begin with a consultation to understand your vision, budget, site and timeframe.
   This initial discovery phase allows us to confirm feasibility and outline the scope
   clearly before progressing. Your floor plan and quote won’t cost you anything.

2. The Home Starter Pack

   We develop your concept design and working drawings, incorporating any customisations.
   Layouts, finishes and functional requirements are resolved early to avoid changes later on.

3. The contract

   The Advance Build team finalises the full working drawings and submits them to council.
   They acquire all necessary consents and third party reports.

4. Factory construction

   Your build is underway. It takes 8 weeks to complete in our controlled factory environment.
   You’ll get regular updates and are also welcome to visit us in the factory to check on progress.

5. Delivery to site

   Once complete, your home is transported to site and installed by our expert team. Our sites team
   takes care of everything from connections to services, to decking and stairs.

6. Live your dream!

   Your build is complete and ready to use! You’ll soon receive the Code Compliance Certificate,
   along with all relevant warranty information.

Why this matters for all builds

So, to summarise: a full turnkey solution brings certainty to any build – whether it’s rural, remote or urban.

When one team manages the end-to-end process, it means:

• Fewer moving parts
• Less risk of miscommunication
• Greater control over timelines and budget
• Consistency from design phase to final Code of Compliance.

Homeowners avoid the burden of coordinating multiple contractors which, in turn, reduces the likelihood of project delays or budget blowouts. 

The result? A more predictable, stress-free building process.

Questions to ask any builder

Before signing a contract, it’s important to clarify exactly what ‘turnkey’ means for your builder. The questions below will get you started. 

What exactly is included in your turnkey price?

Ask for a detailed inclusions list. It should clearly outline what’s covered (and what’s not).

Who manages consents?

Confirm whether the builder handles council consents, resource consents and reports – or whether this is your responsibility. 

Are foundations included?

Some builders exclude foundations from their turnkey price. Always check whether they are part of the contract. 

Are any site works included?

Confirm whether site preparation, driveways, tanks and septic systems are included. If they’re priced separately, it can significantly impact your final cost.

Are decks included?

Decking and access areas are often treated as extras – make sure you confirm either way.

Who arranges utility connections?

Not all builders will organise power, water and wastewater connections. Ask before you put pen to paper. 

Is transport included?

A true turnkey build (that’s built offsite) will include transport and installation in the total price, not as an additional one.

Keen to explore a turnkey build?

Talk to the Advance Build team about your dream home. Their true, full turnkey solution – from design to decking – makes home building simple, stress-free and smooth. You’ll enjoy clarity, cost-certainty and predictable timelines – with fewer moving parts along the way.

Get in touch today.