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What is a Prime Cost (PC) item?

A Prime Cost item is a specified allowance in a building contract for a fixture, fitting or appliance that hasn't been selected at contract time. The allowance represents an estimated cost — if you choose something more expensive, you pay the difference.

Are Prime Cost items the same as Provisional Sums?

No. Prime Cost items are for supplied items (tapware, appliances, floor tiles). Provisional Sums are for works whose full scope isn't yet known (site costs, landscaping).

What happens if I exceed my PC allowance?

You pay the difference between the PC allowance and the actual cost of the item you select. If the allowance is $500 and you choose a $900 tapware set, you pay $400 extra as a variation.

How can I reduce PC item risk?

Ask your builder to convert PC items to specified (fixed) items by making your selections early. The more items specified at contract time, the fewer variables in your final cost.

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Building Contracts & Costs

Prime Cost Items Explained

What are Prime Cost items in a building contract, why they can blow out your budget, and how to manage the risk.

5 min·Compare My Build — Independent Resource· Updated June 2025

Introduction

Prime Cost (PC) items are placeholder allowances in a building contract for specific fixtures and fittings that you select later in the construction process. They are one of the most common sources of budget blowouts in new home builds — particularly when PC allowances are set unrealistically low, or when buyers select items above the allowance without budgeting for the difference.

Common Prime Cost Items in New Home Builds

PC Item	Typical PC Allowance	Realistic Cost
Kitchen tapware	$200 – $400	$400 – $1,200
Bathroom tapware (per bathroom)	$300 – $500	$600 – $2,000
Floor tiles (per sqm)	$30 – $50/sqm	$60 – $200+/sqm
Light fittings (total)	$1,500 – $3,000	$3,000 – $8,000+
Kitchen appliances	$2,000 – $4,000	$4,000 – $12,000+
Door hardware (total)	$500 – $1,000	$1,000 – $3,000

Common Trap

Low PC allowances are a common way builders present a lower base price. If the PC allowance for tiles is $30/sqm but your preferred tile costs $80/sqm, you'll pay $50/sqm extra — on potentially 100sqm of flooring, that's an unexpected $5,000.

Common Builder Inclusions

›Review all PC allowances in your contract before signing
›Compare PC allowances across builders — a lower base price with low PCs may be more expensive overall
›Make selections as early as possible to convert PCs to fixed specifications
›Ask your builder: 'What products are your PC allowances based on?'
›Budget 20–30% above total PC allowances as a contingency for selections

Frequently Asked Questions

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