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

This is mainly a review of a document, not of workmanship. A specification can't tell you how well a house will be built, but it does tell you how much the builder has committed to in writing.

The document reviewed here is the 2021 "Invest by Metricon" standard inclusions guide. Inclusions change, so check the current version for your state and your design before relying on any of this.

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, public record and value. The output has been edited for length. Claims based on anonymous forum posts or unsourced figures have been removed, and the public record items below have been checked against the regulator, court or major media sources.

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

What ChatGPT said about quality

ChatGPT read the guide as a mid-range package:

  • Recognised brands up front. Colorbond roofing, Caesarstone benchtops and Fisher & Paykel appliances suggest a reasonable standard and help the package feel good value.
  • Generic descriptions elsewhere. Items like "quality carpet" and "ceramic tiles" don't state a grade, range or rating.
  • Standard construction. Slab on ground, timber frame and insulation to the minimum required. Nothing indicates performance above the NCC minimum.
  • Upgrades can add up. Many items carry selection or upgrade options, and the final price depends on them.

What the guide doesn't tell you

  • Insulation R-values and energy rating. Not stated. Under NCC 2022, most new Queensland homes have needed a 7-star NatHERS rating since 1 May 2024, so ask for the energy rating report.
  • Termite management. No system named. The NCC requires termite protection in termite-prone areas, which includes most of Queensland, and your builder must leave a notice (usually in the meter box) stating the system used.
  • Waterproofing and glazing. No reference to the standards or products.
  • Electrical and plumbing detail. Number of power points, tapware and fixtures aren't spelled out, which is where extra costs often turn up.

The language

ChatGPT flagged several phrases worth reading closely:

  • "Subject to availability and may be substituted if not available." Allows substitutions without saying what standard the replacement must meet or whether you get a say.
  • "Images in this brochure may depict fixtures, finishes and features not supplied by Metricon." Standard brochure wording, but it means the photos aren't your inclusions list.
  • "For detailed home pricing, please talk to a Sales Consultant." The brochure isn't a price.

None of this is unusual for a volume builder's brochure. It's a sales document. The protection comes from getting the full specification and having anything you've been promised written into the contract with a brand, model, size or rating, plus a substitution clause that requires equal or better quality and your approval.

The public record

ChatGPT also looked at what's on the public record. These are the items we could verify:

  • ACCC penalty, 2012. The Federal Court ordered Metricon Homes Qld to pay $800,000 in penalties after it admitted that advertising between 2009 and 2011 was misleading, including "list prices" the homes hadn't been offered at, and brochure photos showing pools and bali huts that weren't included. See the ACCC media release. That's well over a decade old.
  • NSW Fair Trading investigation, 2024. In October 2024 the ABC reported that Metricon had terminated a number of fixed-price contracts and offered customers new contracts at higher prices, and NSW Fair Trading confirmed it was investigating after a rise in complaints. Metricon said this affected a small percentage of customers whose builds had been delayed well beyond 12 months, mostly by land title delays. See the ABC report.

The second item is a good reminder for any buyer of a house and land package: read the contract's terms on delays before titles are issued, and what happens to the price if the start is delayed.

What buyers should actually do

Whichever builder you're considering:

  • Search the builder's licence on the QBCC website, including any disciplinary history.
  • Get the full specification for your design, not just the brochure.
  • Turn vague words into named products with brands, models and ratings in the contract.
  • Check the substitution clause and the price-rise or delay clauses before you sign.
  • Ask for the energy rating report, termite system and waterproofing details.
  • Get independent stage inspections during the build.

Our C4 Asking the Right Questions checklist has the full list of questions to put to a builder before signing.

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Editor's note: an earlier version of this post published ChatGPT's output unedited, including claims drawn from anonymous forum posts and a numerical rating. We removed those because they couldn't be verified, and checked the remaining public record items against their original sources.

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