In this series we give ChatGPT a builder's published specification and ask it to review the document. I then check its comments, remove anything that isn't supported, and add my own notes.

This is a review of a document, not of the builder's workmanship or service. What a specification can tell you is how much the builder has committed to in writing, and that's what you'll rely on if there's ever a disagreement.

This time it's Burbank Homes, a family-owned builder founded in Melbourne in 1983 that now builds in several states, including Queensland.

The specification

Method

We followed the method set out in the first post of this series: a master prompt, then step-by-step prompts covering quality, language and value. We used ChatGPT 4.5. The output has been edited for length, and statements we couldn't verify have been removed.

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Check out our original post about this blog series here. Get the Master Prompt and try it yourself.

My first note: the paint system

Before getting to what ChatGPT said, one thing jumped out at me. The specification describes a two-coat paint system.

The QBCC treats paintwork as defective if it doesn't comply with the paint manufacturer's instructions or AS/NZS 2311, the guide to painting buildings. For new, unsealed surfaces such as plasterboard, that generally means a sealer or primer plus two top coats, unless the manufacturer's system says otherwise. You can read the QBCC's summary on its defective work page.

Typical paint systems for new interior surfaces
SurfaceSystem
PlasterboardSealer undercoat + 2 finish coats (flat, low-sheen, semi-gloss or gloss)
Set plaster, fibrous plaster, clay brick that may bleedSealer (solvent or water-borne) + 2 finish coats
Timber, ply, MDF, particleboardPaint: undercoat or wood primer + 2 finish coats. Clear: stain if wanted + 2 or 3 coats varnish
Concrete, render, fibre cement, clay brick2 or 3 finish coats

Summarised in our words from the interior paint system tables in AS/NZS 2311. Check the current edition.

So a two-coat system is worth questioning before you sign. Ask the builder which paint products are being used, and for the manufacturer's data sheet showing that the system meets AS/NZS 2311 for new work.

What ChatGPT said about quality and value

ChatGPT's overall read was that the specification is built around affordability, which is normal for a volume builder:

  • Standard inclusions are entry level or mid range. Things like laminate benchtops, standard ceramic tiles and builder's range tapware are typical of a base package rather than premium finishes.
  • Upgrades do a lot of the work. Floor coverings, stone benchtops and better appliances often sit in the upgrade list, so the base price can look attractive while the final price climbs.
  • Brands and models are thin on the ground. Without them, it's hard to judge quality or compare quotes.
  • External works are limited. Landscaping, driveways and fencing appear minimal or excluded, which is a real cost you need in your budget.
  • Energy efficiency is barely mentioned. Under NCC 2022 most new Queensland homes have needed a 7-star NatHERS rating since 1 May 2024. Ask for the energy rating report and the insulation R-values it relies on.

The fair summary: clear enough about what's in the base package, but it doesn't offer anything above typical industry practice. The value depends on how many upgrades you end up choosing.

The language: where loopholes hide

ChatGPT flagged the kind of wording that gives a builder discretion and leaves you guessing:

  • "Or equivalent." Equivalent by whose measure? Without a defined standard, it allows substitutions you might not be happy with.
  • "Builder's range." Could mean anything from good to bargain basement. Ask to see the actual range, with brands.
  • "As per council or regulatory requirements." Tells you the builder will meet the minimum, but not what the minimum is.
  • "Suitable insulation." No R-values, so you can't check it on site.

Regulatory documents use measurable terms such as R-values, grades, ratings and installation methods, so there's little room for argument. Marketing documents don't. Every volume builder's inclusions list has some of this. The fix is the same: get those words replaced with named products and numbers in your contract.

What this means for you

  • Ask for brands and model numbers in writing for appliances, tapware, tiles and floor coverings.
  • Replace "or equivalent" and "builder's range" with named products, or a clear rule for substitutions that needs your approval.
  • Ask for insulation R-values, the energy rating and whether there's sarking or a foil blanket under the roof.
  • Check the paint system against AS/NZS 2311.
  • Price external works, window coverings and anything else excluded, so your budget is real.

Our C4 Asking the Right Questions checklist gives you the full list of questions to ask a builder before signing.

C4 - Asking the Right Questions Checklist

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Last updated 22 Oct 2026 · Revision 2 · Free updates for life

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Form Factor: Fillable, print-ready PDF (A4, 20 pages)

When to use: Choosing a builder (before you pay a deposit or sign)

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Editor's note: an earlier version of this post included customer review excerpts and a numerical rating generated by ChatGPT. We removed them because they relied on anonymous online posts we couldn't verify.

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