In this series we give ChatGPT a builder's published specification and inclusions list and ask it to review the document. I then check what it says, cut anything that isn't supported, and add my own comments.
One thing to be clear about up front: this is a review of a document, not of the builder's workmanship, service or reputation. A specification can't tell you how well a house is built. It can tell you how much the builder has actually committed to in writing, which is what you'll be relying on if there's ever a dispute.
This instalment looks at the Stylemaster Homes "Celebration Collection" inclusions. Stylemaster is a Queensland project builder working across South East Queensland.
The specification
Method
We followed the method set out in the first post of this series: a master prompt, then a set of step-by-step prompts covering quality, language and value. The output has been edited for length, and statements about the builder that we couldn't verify against the document have been removed.
Anthony Painter
Check out our original post about this blog series here. Get the Master Prompt and try it yourself.
What the specification includes
The overall read is a well-presented, value-focused package aimed at first-home buyers and investors. Highlights in the document:
- TRUECORE steel frame. Dimensionally stable and not eaten by termites. A good inclusion, though it doesn't by itself tell you anything about the finish of the rest of the house.
- Skim-rendered Hebel external walls. Autoclaved aerated concrete (AAC) panels are a common, cost-effective wall system with some thermal and acoustic benefit. They're softer than brick, so ask how penetrations, flashings and impact-prone areas (like the garage and bin area) are detailed.
- James Hardie Axon cladding as a facade feature. Mainly a visual element.
- 2570 mm ceilings. A step up from the old 2400 mm standard, common in this market.
- Colorbond roof.
- Ceramic tiles to living, wet areas and alfresco, with carpet to bedrooms.
- 20 mm engineered stone benchtops to kitchen and bathrooms, with laminate cabinetry in a limited colour range.
- 900 mm European cooking appliances and a dishwasher.
- 2.5 kW solar system and two split-system air conditioners.
- External works including an exposed aggregate driveway, turf, letterbox and clothesline. Fencing and landscaping are excluded.
What it doesn't tell you
These are the gaps worth asking about before you sign. None of them mean the item is missing from the house. They mean the document doesn't commit to it.
- Insulation. No R-values for ceiling or walls. 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 and the insulation it relies on.
- Roof sarking or foil blanket. Not mentioned. Ask whether there is sarking or an anticon blanket under the Colorbond. It matters for condensation, heat and noise in our climate.
- Waterproofing. No reference to AS 3740 or the system used.
- Termite management. A steel frame helps, but the NCC still requires termite protection for other susceptible parts of the building, and you're entitled to a notice in the meter box saying what system was installed.
- Slab edge and site drainage. Not detailed.
- Screens. Security and flyscreens "as nominated" could mean every window or very few. Get it in writing.
- Tiles, carpet, appliances and tapware. No brands, models, grades or slip ratings. Ask for them.
- Solar size. 2.5 kW is small for a family home. Many new homes now go in with 6.6 kW or more, so price the upgrade.
- Air conditioning. Two split systems, with no sizes or locations. Find out which rooms they serve.
- Warranty and maintenance period. Not listed in the inclusions. In Queensland, the standard contract gives a 12-month defects period after practical completion, with statutory home warranty cover on top.
The language: marketing versus measurable
The biggest issue ChatGPT picked up is the wording. The document leans on sales phrases rather than terms you could measure or enforce.
Subjective phrases, for example:
- "Move-In-Ready inclusions"
- "Generous electrical package"
- "Designer ceramic tiling"
- "Quality 900mm wide European appliances"
Open-ended qualifiers, for example:
- "As nominated"
- "Design-specific"
- "Alternative replacement item/s where an item is unavailable or deemed unsuitable"
Compare that with a measurable specification, which might say something like "R2.5 batts to external walls", "P3 slip rating to wet area floors" or "WELS 4-star shower heads". (These are illustrative examples of clear wording, not quotes from the NCC.) You can check measurable wording on site. You can't check "generous".
The disclaimer at the front of the document also puts the onus on the buyer to work out what's standard and what's an upgrade:
ChatGPT's summary of the terms most likely to cause disputes:
| Term | Concern |
|---|---|
| “As nominated” | No clarity on who nominates or when—can change post-contract. |
| “Design-specific” | Allows variation between builds under same package without notification. |
| “Bonus” | Not enforceable unless itemised in contract. |
| “Alternative replacement item” | No assurance that replacement matches value, brand, or warranty. |
| “Generous” | Subjective; no quantity or configuration given (e.g. number of downlights, GPOs). |
| “Concept palette” | No indication of what materials or ranges are included—can vary widely. |
In fairness, almost every volume builder's inclusions list reads like this. It's a sales document. The fix is the same for all of them: before you sign, get the full specification, and make sure anything you've been promised is written into the contract with a brand, model, size or rating.
My take
Treat any inclusions list as the start of the conversation, not the end. Take it home, highlight every vague word, and ask the builder to replace it with something you can measure. If a display home feature isn't in your contract, assume you're not getting it.
Our C4 Asking the Right Questions checklist gives you the questions to ask any builder before you sign, including insulation, sarking, screens, waterproofing and termite management.
C4 - Asking the Right Questions Checklist
$59.00 AUD
Last updated 22 Oct 2026 · Revision 2 · Free updates for life
Checklist Type: Minor
Form Factor: Fillable, print-ready PDF (A4, 20 pages)
When to use: Choosing a builder (before you pay a deposit or sign)
70 questions and checks for every builder on your shortlist, from the licence search at your desk to a visit to one of their current sites. Compare like for like and choose your builder with confidence before you pay a deposit.
Editor's note: an earlier version of this post included a section on customer experiences and a numerical rating generated by ChatGPT. We removed them because the claims weren't backed by sources we could verify.
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