New Build Flooring Cost Estimator
When you buy a brand‑new home, the first thing that pops into your head is often whether the new build flooring will already be there or if you need to budget extra money. The short answer is: it depends on the contract, the builder’s standard package, and the regulations that apply in Melbourne. This guide walks you through what’s normally included, which flooring choices are popular, how costs break down, and the steps you can take to make sure you get the floor you want without any nasty surprises.
What a New Build Typically Covers
In Australia, a new‑build contract usually follows the New Build definition set out by the National Construction Code (NCC). The NCC outlines the minimum standards for structural integrity, fire safety, and moisture protection, but it leaves a lot of finish‑level decisions up to the builder and the homeowner.
Most builders include the basic structural components - walls, roof, windows, and the Subfloor system that provides a flat, dry surface for the floor covering. However, the type of floor covering itself (carpet, tile, timber, etc.) is often listed separately in the Building Contract. If it’s not spelled out, you may end up with a bare concrete slab or a basic underlay that you’ll need to finish later.
How Flooring Is Handled in New‑Build Contracts
Builders usually offer a few standard finish packages:
- Basic - concrete slab or bare timber subfloor, no finish floor.
- Standard - carpet in bedrooms, tiles in wet areas, laminate in living spaces.
- Premium - engineered timber throughout, high‑grade tiles, or designer carpet.
These packages are priced into the overall quotation, but the exact materials can vary. If you want a specific brand of timber or a heated floor system, you’ll likely need a variation (a contract amendment) and an extra cost.
Common Flooring Options for New Homes
Below is a quick rundown of the flooring types you’ll most often see in Melbourne new builds, each marked up as a distinct entity for clarity.
| Type | Approx. Cost per m² (AUD) | Durability | Maintenance | Typical Use |
|---|---|---|---|---|
| Laminate Flooring | 30‑50 | Medium (10‑15 years) | Simple sweeping, occasional damp mop | Living rooms, hallways |
| Timber Flooring | 80‑150 | High (20+ years with proper care) | Regular sanding, oiling or polishing | Bedrooms, open‑plan areas |
| Tile Flooring | 70‑120 | Very high (30+ years) | Grout cleaning, resealing | Bathrooms, kitchens, entryways |
| Carpet | 25‑60 | Low‑Medium (5‑10 years) | Vacuuming, professional cleaning | Bedrooms, family rooms |
| Vinyl Flooring | 35‑70 | Medium‑High (15‑20 years) | Wipe clean, occasional polishing | Bathrooms, laundry, under‑floor heating areas |
Cost Considerations & Budgeting
Even if the contract says “standard flooring,” you still need to know the price range. Typical cost breakdowns in 2025 Melbourne are:
- Material cost - the numbers in the table above.
- Installation - usually $20‑$45 per m² for carpet or laminate, higher for timber and tile.
- Underlay and moisture barriers - $5‑$10 per m², essential for concrete slabs.
- Finish work - skirting boards, thresholds, and any colour matching.
Builders often quote a lump‑sum “flooring package” that bundles these items. Ask for a detailed cost split; unseen line items are the main source of budget blow‑outs.
Tips for Homeowners to Secure the Right Flooring
Here’s a practical checklist you can run through before signing the contract:
- Read the fine print. Look for a clause that explicitly names the flooring type, brand, and colour.
- Request a sample. Most suppliers will provide a 1m² sample tile or timber board for you to examine in your future home’s lighting.
- Clarify timing. Flooring is usually the last trade to finish. Confirm whether the builder will install it or if you need to arrange a separate contractor.
- Check compliance. In Melbourne, certain flooring in wet areas must meet Australian Standard AS 3959 for fire resistance and moisture tolerance.
- Negotiate variations early. If you prefer engineered timber over laminate, request a variation before the construction reaches the subfloor stage. Late changes can cost 10‑20% more.
Australian Standards & Melbourne‑Specific Rules
The NCC references several standards that affect flooring choices:
- AS 3959 - Construction of buildings in bushfire‑prone areas. For homes in the Dandenong Ranges, tile and non‑combustible flooring may be required in the perimeter.
- AS 1684 - Residential timber framing. Determines how timber subfloors must be installed to prevent movement that could damage the floor covering.
- AS/NZS 2904 - Floor coverings - performance requirements. Sets durability, slip resistance, and fire rating criteria for commercial‑grade carpet, relevant for multi‑unit developments.
Builders in Victoria often adopt a “standards‑by‑default” approach, meaning they’ll meet the minimum obligations unless you request upgrades. Knowing these standards helps you ask the right questions and avoid compliance issues later.
Final Walk‑Through Checklist Before Moving In
When the construction nears completion, run this quick audit:
- Verify the flooring matches the specification in the contract and any variations.
- Inspect for gaps, uneven boards, or loose tiles - these are signs of poor installation.
- Check that all skirting boards are fitted and sealed.
- Confirm that any required fire‑rating stickers are affixed (especially for carpet in hallways).
- Ask the builder for maintenance guidelines and warranty documents.
Document any issues with photos and a written note before signing the practical completion certificate. This protects you if the builder needs to fix defects later.
Frequently Asked Questions
Is flooring always included in a new‑build price?
Not always. The inclusion depends on the builder’s standard package and what’s written in the contract. Some builders only provide a subfloor, leaving the finish floor to the buyer.
Can I choose a different flooring type after the contract is signed?
Yes, through a contract variation. Expect an additional cost and try to lodge the request before the subfloor is poured, as changes later in the build can be pricey.
What flooring is best for Melbourne’s climate?
Timber and laminate work well in moderate temperatures, while tile or vinyl are preferred for high‑traffic areas and rooms that may get wet, such as bathrooms and entryways.
Do I need a moisture barrier under my flooring?
Yes, especially on concrete slabs. A 2‑mm polyethylene sheet or a liquid‑applied membrane prevents rising damp, which can ruin carpet or timber.
How long does a typical flooring installation take?
For a standard 150m² house, carpet or laminate can be installed in 2‑3 days. Tile or timber may take a week, including drying time for adhesives.
What warranty should I expect for new‑build flooring?
Manufacturers typically offer a 10‑20‑year warranty on timber and laminate, while tiles often have a 25‑year guarantee for cracking. Installation warranties are usually 12 months from the builder.
