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Evidence · Home lending

The questions and original answers

Explore every question and captured response in the home-lending study, including answers asked nationally and from four cities.

questions
193
captured answers
1,094
AI platforms
4
collected
11 October 2026

01

Every question, with its answers

Each question was written as a voter would ask it and went to all four assistants. Some were also asked from a town. Open a question to read every answer to it in full.

Showing 20 of 193 questions

Show all 193

02

The tables behind the study

Every figure on the study page comes from these tables. They are CSV files, which open in any spreadsheet.

  • Question catalogue

    questions.csv

    One row per question.

    Question ID, borrower, exact question, group and collected answers

    193rows

    Download question catalogue (CSV)

  • Answers

    answers.csv

    One row per answer, with its full text.

    Answer ID, question ID, borrower, assistant, city, words, coded recommendations, showed a link and full text

    1,094rows

    Download answers (CSV)

  • Sources by answer

    sources.csv

    One row for each website recorded as a source of an answer.

    Answer ID, question ID, assistant, city, website and publisher type

    4,574rows

    Download sources by answer (CSV)

  • Checks against official sources

    checks.csv

    One row per statement checked.

    Check, answer ID, assistant, what the answer said, verdict, what the source says, source and date

    4rows

    Download checks against official sources (CSV)

  • Recommendation coding

    recommendation-coding.csv

    One row per coded national loan-choice or support answer.

    Answer ID, question ID, borrower, assistant, question group, recommended lenders and supporting passages

    360rows

    Download recommendation coding (CSV)

  • Platform comparisons

    platform-recommendation-counts.csv

    One row per platform, lender and question group.

    Matched panel, recommended answers, denominator and supporting answer IDs

    105rows

    Download platform comparisons (CSV)

  • City comparisons

    city-recommendation-counts.csv

    One row per city, lender and question group.

    Matched panel, recommended answers, denominator and supporting answer IDs

    112rows

    Download city comparisons (CSV)

Use these tables to trace findings back to the original questions and answers. The full text of each answer is also on this page, under its question.

03

Read in full and checked

Some answers were read in detail or checked against official sources. Those appear on the study page, beside the findings they support.

ChatGPT · National

We've chosen a builder for our home. Before we choose a construction loan, what should we compare about payments during the build, costs and delays?

When comparing construction loans in New Zealand, don’t just compare the interest rate. The structure of the loan can have a big impact on your cash flow, especially if the build runs late or costs increase. A good comparison should cover payments during the build, total costs, and delay risks. Calculate

1. Compare how you pay during the build

Ask each lender:

  • How are progress payments handled?

    • Most construction loans release funds in stages (for example: foundations, framing/roof, lock-up, fit-out, completion). Canstar
    • Check exactly what evidence is required before each drawdown: builder invoice, inspection, valuation, certificates, or other documents. ANZ Bank

  • Do you pay interest only during construction?

    • Many construction loans charge interest only on the amount drawn so far, rather than the full approved loan. Payments usually increase as more money is released. Calculate
    • Compare whether the lender offers any interest-only period, introductory offers, or special build-loan terms. NBS

  • When do repayments start?

    • Ask when the loan converts from construction lending to a standard mortgage.
    • Confirm whether your first full mortgage repayment begins at completion, code compliance, or another milestone. River Path Home Loans

  • What happens if the builder’s payment schedule does not match the bank’s drawdown schedule?

    • A mismatch can create cash-flow pressure if the builder expects payment before the bank releases funds.

2. Compare the real cost of the loan

Look beyond the advertised rate:

  • Interest rate during construction:

    • Is it floating, fixed, or a special construction rate?
    • Can you lock in a rate before completion?

  • Fees:

    • Application fees
    • Valuation fees
    • Progress inspection fees
    • Loan variation fees
    • Refixing or restructuring costs

  • Overrun costs:

    • If your build costs more than expected, ask:
      • Can the lender increase the loan?
      • Will they require a new valuation?
      • Will you need to contribute cash?
      • What lending criteria apply at that point?

Your builder contract matters here too. A fixed-price contract generally gives more certainty than a cost-plus arrangement, but you still need to understand exclusions and variations. Calculate

3. Compare how each lender handles delays

Delays can increase your costs because you may be paying:

  • Rent or temporary accommodation
  • Construction loan interest
  • Storage costs
  • Insurance and other holding costs

Ask:

  • What happens if the build takes longer than expected?

    • Does the lender extend the construction loan period automatically?
    • Are there extra fees?
    • Do you need approval?

  • What happens if the builder requests extra progress payments because the schedule changes?

    • Who decides whether a stage is complete?
    • How quickly can the bank inspect and release funds?

  • What if the builder cannot finish?

    • Ask what support or processes apply if there is a major delay, dispute, or builder failure.

Common causes of New Zealand build delays include material availability, consenting issues, subcontractor availability, weather, changes to plans, and project management issues. Building Performance

4. Compare the builder contract alongside the loan

Before signing the loan, check that the loan matches:

  • Your builder’s progress payment schedule
  • The contract price and exclusions
  • Your expected completion date
  • Your contingency fund

Pay particular attention to:

  • What is included vs excluded from the fixed price
  • How variations are approved
  • How long the builder has to complete the work
  • Whether there are clear procedures for delays and disputes

Progress payment terms should be clear in the building contract, including stages, amounts, and timing. New Zealand Certified Builders

5. A simple comparison table to make with each lender

Item Lender A Lender B Lender C
Construction interest rate
Fixed/floating options
Interest-only period
Progress payment process
Inspection/valuation costs
Loan extension if delayed
Cost overrun options
Conversion to normal mortgage
Total estimated cost over build period

Before choosing, it is also worth asking your builder whether they regularly work with a particular bank or whether their payment milestones have caused issues for previous clients. A mortgage adviser who specialises in new builds can also help compare lender policies, not just rates.

Ask anything

ChatGPT can make mistakes. Check important info.

Captured 11 October 2026

Gemini · National

We've chosen a builder for our home. Before we choose a construction loan, what should we compare about payments during the build, costs and delays?

Choosing a construction loan requires a different approach than a standard mortgage because your funding is unlocked incrementally and your financial obligations change as the house goes up.

When comparing construction loans across New Zealand lenders (such as major banks and regional providers), look closely at how they handle payments during the build, overall costs, and potential project delays.

1. Payments During the Build

  • Progressive Drawdowns vs. Lump Sums: Check how each lender releases funds. Standard New Zealand construction loans use staged drawdowns (typically matching milestones like foundation/slab down, framing, lock-up/enclosed, fit-out, and final completion). Ensure the bank’s milestone definitions align with your builder’s contract payment schedule.
  • Interest-Only Calculation: During construction, you generally pay interest-only, and only on the exact amount drawn down so far. Confirm whether the lender automatically calculates this accurately each month as new stages are approved.
  • The "Rent-Plus-Interest" Overlap: If you are renting or paying a mortgage elsewhere while building, your cash flow will face a double-hit. Compare whether lenders offer any flexibility or capitalization options for interest during severe cash-flow pinches, though most require monthly interest payments out of pocket.
  • Floating Rate Constraints: Most New Zealand construction loans operate on a floating/variable interest rate while the house is being built. You typically cannot lock into a fixed rate until the final Code Compliance Certificate (CCC) is issued and the loan is fully drawn. Compare the baseline floating rates, as small percentage differences accumulate over a multi-month build.

2. Loan Costs and Fees

  • Establishment and Inspection Fees: Ask about upfront application fees, legal review fees, and periodic valuation/inspection fees. Banks often send a registered valuer or designated inspector to check the progress before releasing funds for each major stage, and these inspection costs usually fall on you.
  • Contingency and Equity Requirements: Lenders handle construction overruns differently. Many require you to prove a financial buffer (often a 5% to 10% contingency fund on top of the build contract) or demand that you exhaust your personal equity/savings before they release the next tranche of bank funds.
  • Cashback Offers: Many NZ banks offer mortgage cashbacks upon completion. Compare how different lenders calculate and pay out cashbacks once the construction loan transitions into a standard fixed-rate mortgage.

3. Protection Against Delays

  • Sunset Clauses and Loan Expiry Windows: Check the lender's time limits for construction. Many banks stipulate that the first drawdown must occur within a specific window (e.g., 3 to 6 months of approval) and that the build must be fully completed within a maximum timeframe (typically 12 to 24 months). If supply chain issues or council backlogs delay your Code Compliance Certificate past this window, check what penalties or loan review processes apply.
  • Drawdown Processing Times: Inquire about how long the bank takes to process a builder's progress payment invoice once submitted (some take 3 to 7 working days). Slow bank processing can cause friction with your builder if they are waiting on milestone payouts.
  • Contract Works Insurance Requirements: Lenders will mandate that you hold active Contract Works Insurance before the first dollar is drawn. Compare whether your builder's policy suffices or if the bank ties you to specific partnered insurance providers.

Suggested Next Steps

  1. Request a Detailed Fee Schedule: Ask prospective lenders or a mortgage broker for a complete breakdown of all construction-specific fees (inspections, loan restructuring, floating rate margins).
  2. Audit Your Cash Flow: Model a worst-case scenario where your rent and maximum interest-only build payments overlap for an extra 3 to 6 months beyond the builder's estimated timeline.

Would you like to compare specific lender policies or look closer at how building contract types (like fixed-price vs. cost-plus) interact with bank financing?

Ask Gemini

Gemini is AI and can make mistakes.

Captured 11 October 2026

Google AI Mode · National

We've chosen a builder for our home. Before we choose a construction loan, what should we compare about payments during the build, costs and delays?

When comparing construction loans in New Zealand , looking past the standard headline interest rate is essential. Because you are financing a moving target rather than a finished home, the mechanics of how a lender handles drawdowns, interest, and timeline blowouts will heavily impact your cash flow.

Here is what you should compare across different lenders regarding payments during the build, costs, and delays:

1. Payments During the Build (Interest-Only vs. Capitalising)

  • Interest-Only on Drawn Funds: Standard New Zealand construction loans generally require you to pay interest only on the money that has actually been paid out (drawn down) to your builder at each completed stage, rather than the full loan amount. As construction progresses and stages are ticked off, your monthly interest payments will gradually increase.

  • Capitalised Interest Options: Some lenders allow you to "capitalise" the interest during the build—meaning you don't make out-of-pocket monthly repayments while building. Instead, the interest is added to the total loan balance. Compare whether a lender offers this, as it saves cash flow if you are simultaneously paying rent and a mortgage, but remember it increases your overall debt and total interest cost.

  • Interest-Rate Structure: Most construction loans sit on a variable interest rate while the house is being built. Check when you are allowed to lock in a fixed rate—some banks require the Code Compliance Certificate (CCC) to be issued first, while others let you lock in portions of the loan at specific milestones.

2. Costs & Fees

  • Valuation and Inspection Fees: Lenders typically require independent valuer inspections at every single progress payment stage to sign off that the work matches the invoice before releasing funds. Compare how many inspections the bank mandates and what they charge per visit—these fees add up quickly over a 5-to-6 stage build.

  • Establishment and Loan-Application Fees: Construction facilities often carry higher administrative or setup fees than standard home loans.

  • Lending Criteria & Equity Requirements: Check the deposit or equity percentage required. While standard owner-occupier builds typically require a 15% to 20% equity stake based on the total finished value (land + build), policies differ on how they value your land equity versus the cash required for the build milestones. [AML Home Loans]

3. Handling Delays & Expiry Dates

  • Loan Approval Expiry / Sunset Clauses: Construction loan pre-approvals usually have a shelf life (often 6 to 12 months). If supply chain issues, consenting bottlenecks with the local council, or weather delays push your build past this window, some lenders require a full financial reassessment or reapplication. Compare how flexible lenders are with extending approvals if delays occur through no fault of your own.

  • Cost Overrun Policies: If material prices spike or variations blow out your build budget mid-construction, how does the lender handle the shortfall? Some banks have strict caps on loan-to-value ratios (LVR) and may require you to cover cost overruns entirely out of your own pocket before they release the next progress payment. Check what contingency buffer the lender expects you to hold.

You can read more about how standard milestones work via Canstar's Construction Loans Guide or check structural breakdowns on Mortgage Lab's Turn-key vs Progress Payment overview.

If you'd like, let me know:

  • Whether your build contract is a fixed-price contract or cost-plus
  • Your estimated deposit/equity percentage

I can help you tailor these comparisons to your specific financial setup.

Ask anything

Captured 11 October 2026

AI Overviews · National

We've chosen a builder for our home. Before we choose a construction loan, what should we compare about payments during the build, costs and delays?

AI Overview

Securing a construction loan in New Zealand requires aligning the bank's strict lending criteria with your builder's contract terms. When comparing lenders, you must look closely at how they handle progressive drawings, unexpected variations, and the financial ripple effects of build delays.

1. Payments During the Build (Progressive Drawdowns)

Unlike a standard mortgage, a construction loan releases funds in stages (typically 5 to 6 stages: Deposit, Slab, Frame, Outer Shell/Weathertight, Internal Linings, and Practical Completion).

  • Valuation Requirements: Compare whether the bank requires an updated Registered Valuation before every single progress payment, or just at the beginning and the end. Frequent valuations add hundreds of dollars per visit and delay payments.

  • Interest-Only Terms: You only pay interest on the amount you have actually drawn down. Compare the maximum time the lender allows you to stay on interest-only payments (usually 12 to 24 months). If the build runs long, you need a lender that won't force you onto principal-and-interest payments mid-build.

  • Turnkey vs. Progress Payments: If you signed a "Turnkey" contract (10% deposit, 90% on completion), the loan setup is simpler. For progress payments, verify how quickly the bank turns around invoice approvals—delays from the bank's processing team can cause your builder to stop work on-site.

2. Handling Costs & Variations

Changes, council requests, or unmapped ground issues frequently result in "variations" to the build price.

  • The Construction Contingency Buffer: NZ banks generally require a 10% to 15% cost contingency buffer built into your loan facility. Compare how lenders calculate this. Some include it automatically in your overall borrowing capacity, while others require you to hold it in your own cash reserves.

  • Funding Out-of-Pocket Variations: If you request a change during the build (e.g., upgrading the kitchen joinery), you must prove how it's funded. Compare whether the lender will let you draw from your loan's contingency buffer for cosmetic changes, or if they strictly reserve it for structural/unforeseen variations.

  • End-Value Equity Restrictions: If your variations drive up the final cost, your loan-to-value ratio (LVR) changes. Check how flexible the lender is if the final build cost edges close to the bank's appraised final value.

3. Financial Impact of Delays

Delays mean you are paying interest on your growing construction loan for longer while simultaneously covering your current rent or existing mortgage.

┌────────────────────────────────────────────────────────────────────────┐
│ THE COMPANION COST OF A DELAY │
├───────────────────────────────────┬────────────────────────────────────┤
│ Bank Factor │ Real-World Impact │
├───────────────────────────────────┼────────────────────────────────────┤
│ • Loan Expiry Limits │ • Forced re-applications if construction│
│ │ stalls past 12–18 months. │
├───────────────────────────────────┼────────────────────────────────────┤
│ • Interest Rate Lock Expiries │ • Floating rate exposure or loss │
│ │ of a favorable fixed rate lock. │
└───────────────────────────────────┴────────────────────────────────────┘

  • Loan Approval Expiry: Most construction loan approvals are valid for 12 months. Compare what happens if your council consents take longer than expected or the builder delays kickoff. Will the bank auto-extend, or will they require a full financial re-assessment (which risks your approval if lending rules tighten)?

  • Rate Lock Extensions: If you locked in a specific interest rate, check the expiration date. A major delay could drop you onto the bank's standard variable floating rate right when your loan balance is at its highest point near completion.

To tailor your lending approach, it helps to look at your specific safety nets. If you'd like to dive deeper, let me know:

  • What type of contract do you have? (Fixed-price, cost-plus, or turnkey?)

  • Will you be renting or paying an existing mortgage while this house is being built?

  • What percentage of deposit or equity are you putting toward the project?

Ask anything

Captured 11 October 2026