Vinyl vs. LVT: What’s Best for New Build Properties?
Choosing between sheet vinyl flooring and luxury vinyl tile (LVT) is one of the first big decisions new build homeowners face. Both offer waterproof, hard-wearing finishes – but they’re not the same. Here’s a breakdown of how they differ, and which might suit your new build best. What’s the Difference? Vinyl flooring comes in large rolls and is cut to the size of your room. It’s ideal for quick coverage, but if your space is wider than 4 metres, you’ll need a visible join. Most vinyl ranges come in 2m, 3m or 4m widths, making layout planning key. LVT, by contrast, comes in individual planks or tiles, designed to replicate the look of wood or stone. Each piece is laid plank by plank, giving a more realistic and modular look with no joins across wide spaces. Installation Both LVT and vinyl need the subfloor latexed (screeded) to a smooth, level finish – usually using a 3mm smoothing compound. Vinyl is much quicker to install as it’s one sheet. It’s fully glued to the subfloor and cut neatly into corners. LVT takes longer due to laying each plank individually, especially in patterns like herringbone. In both cases: Winner (for speed & cost): Vinyl Winner (for finish): LVT Which Is More Durable? Winner: LVT, especially in high-traffic areas or family homes. Aesthetic Appeal LVT offers a realistic, plank-by-plank finish, which is especially convincing for wood or stone-effect designs. The texture, bevelled edges and varied plank patterns enhance the natural look. That said, vinyl can create a seamless finish ideal for concrete, terrazzo or uniform styles. For example, in this modern office installation we completed recently, vinyl was chosen for its seamless concrete effect — something LVT couldn’t replicate across a large space. Winner: Depends on your aesthetic. Warranty Comparison So while vinyl may be cheaper upfront, LVT comes with better long-term protection. Winner: LVT Cost Breakdown Flooring Type Starting Cost (per m²) Warranty Repair Cost Vinyl From £45/m² Up to 15 yrs Full room replace LVT From £60/m² Lifetime Replace 1 plank Vinyl is more affordable short-term — but LVT offers better long-term value, especially when factoring in warranty length and repairability. Winner: Vinyl on price, LVT on life cycle cost. Slip Resistance Both sheet vinyl and LVT typically meet R10-rated slip resistance, making them ideal for kitchens, bathrooms and utility areas. Winner: Draw Care & Cleaning Both are easy to maintain — here’s how: LVT (e.g. Karndean or Amtico) Sheet Vinyl (e.g. Comfytex Deluxe Pro) Winner: Draw – both are low maintenance if cleaned correctly. Final Verdict Category Best Choice Speed of Install Vinyl Realism & Texture LVT Durability LVT Warranty LVT Cost Vinyl Maintenance Draw LVT is perfect if you want a premium look, longer warranty, and added resilience.Vinyl is ideal if you’re on a tighter budget or want fast, seamless installation. Still unsure? We fit both across new build homes and can help you choose the best match for your lifestyle and layout. 📩 Get a free quote📸 Browse our gallery of completed installs
Do Developers Include Flooring? A Guide for New Build Homeowners
One of the most common questions buyers ask when reserving a new build home is: “Does flooring come included?” The answer? Sometimes. Many developers use flooring as an incentive to help sell slower-moving plots – especially if a home has been on the market for a while or the site overall is struggling to shift units. In these cases, flooring may be “thrown in” to sweeten the deal. But if your chosen plot is in demand or newly released, you’ll likely be footing the bill. What Happens If Flooring Isn’t Included? If flooring isn’t part of your deal, you’re left with two options: Option 1: Buy flooring directly from your developer through one of their “upgrade packages.” Option 2: Source flooring independently through a local supplier and installer. Why Developer Flooring Is So Expensive When you buy flooring through your developer’s “sales upgrade” package, you’re getting hit with a 50–60% markup – and for what? Convenience. Here’s how it breaks down: Why do they push this route so hard?Because they’re making easy money.That’s why they’ll warn you about all the “risks” of sourcing it yourself – not because it’s actually risky, but because it cuts them out of the margin. 👉 If you go direct, you save thousands, click here for your free quote. Developer vs Local Flooring Costs Here’s a rough guide to what you could be paying for flooring through your developer vs working with a local company like Koti Flooring: Home Size Developer Cost (LVT to kitchen, hall & bathrooms + carpet to lounge, stairs & landing) Koti Flooring Average Cost 2 Bed £4,000 £2,800 3 Bed £6,000 £4,000 4 Bed £7,500 £5,800 5 Bed £9,000 £6,500 *Prices are rough estimates and will vary based on individual house size, flooring specification, and layout. Don’t Fall for the Myths There are many misconceptions developers may mention to deter you from sourcing your own flooring – from “you won’t move in for weeks” to “it will void your warranty.” Read the Top 5 Biggest Flooring Myths Told by Developers to separate fact from fiction and make an informed decision that protects your budget.
Best Flooring Options for New Build Homes in the Midlands
Buying a new build is an exciting chapter. Fresh paint, modern finishes, and a blank canvas to make your own. But when it comes to flooring, most developers leave it up to you. The right flooring can transform your space and significantly boost comfort, style, and long-term value. In this guide, we break down the best flooring options for new build homes across the Midlands, based on price, lifestyle, and design goals. Flooring & Your Budget There’s so much to pay for when buying a new home. From legal fees and moving costs to furniture and those tempting upgrades. Flooring can be one of the most expensive extras, but if you organise it yourself, you could save thousands compared to what the developer might charge. Let’s look at some common new build flooring combinations, in order of cost: Most Budget-Friendly Option Twist Carpets & Sheet Vinyl Twist pile carpets are the most affordable option for new build homes. They’re practical, cost-effective, and perfect for stairs, bedrooms, lounges, and studies. Installed with underlay and thresholds, prices start around £22 per m². Pro tip, to save costs you can opt for carpet in the hallway and lounge rather than vinyl or LVT as the m2 rate is lower, example below In kitchens and bathrooms, sheet vinyl is the go-to affordable choice. It’s waterproof, easy to clean, and offers good durability with a variety of modern styles. We recommend Comfytex Deluxe Pro, which starts at £50 per m² including prep and installation. Mid-Range Option Straight Lay LVT & Loop Pile Carpets Luxury Vinyl Tile (LVT) is a premium-looking finish that mimics real wood or stone but is far more durable and practical. Brands like Karndean Knight Tile, Amtico Spacia, and Invictus are popular in new builds. Starting from £60 per m², LVT is ideal for kitchens, hallways, and open-plan areas. Loop pile carpets are hard-wearing and perfect for family homes. Their tightly woven construction makes them resilient to crushing and ideal for high-traffic areas like stairs and hallways. However, they’re not always pet-friendly as claws can catch and pull the loops. Mid to High-End Option Herringbone LVT & Saxony Carpets Herringbone LVT adds style and character with either parquet-style small planks or large-format layouts for bigger spaces. More labour-intensive, it starts at £80 per m², but it really elevates the look of any room. Saxony carpets offer plush comfort underfoot — a favourite in bedrooms. They’re soft and luxurious, starting from £32 per m², though not ideal for high-traffic areas like stairs where they can flatten. Many people opt for saxony in bedrooms and twist elsewhere. We love, Cormar Sensations Soft Orchid Natural Finish Option Ceramic Tiles & Wool Carpets Ceramic tiles create a premium feel in kitchens, bathrooms, and hallways. They’re durable and perfect for use with underfloor heating, starting at around £85 per m². Wool carpets add warmth, insulation and a sophisticated finish using natural fibres. They’re ideal for lounge areas and stair runners, where their sleek profile highlights edging details. Luxury Option Engineered Wood & Sisool Carpets Engineered wood flooring brings timeless elegance and a natural warmth you can’t quite replicate. However, be cautious in new builds, as movement in fresh concrete can cause warping. It requires a higher level of maintenance, but delivers unmatched beauty. Sisool carpets, a blend of wool and sisal, offer a unique, luxurious texture. They’re durable, natural, and striking — perfect for setting your home apart. (Image below — e.g. Sisool Plaid Carpet in Warm Grey) Design Ideas for Your New Build Natural & Organic Vibes Opt for light engineered wood paired with linen curtains, indoor plants, and warm neutrals. Minimalist & Modern Pair dark wood herringbone floors with soft white or grey walls. A clean and crisp look that gives your new build a high-end finish. (Image below – Amtico Blackened Spa Wood) Scandinavian Cool Combine grey-toned LVT with pale beige loop carpets for that effortlessly modern Scandi style. (Image below – Karndean, Grey Limed Oak) Match Flooring to Your Lifestyle Families Straight lay LVT + twist carpets — easy to clean, stain-resistant, and hard-wearing for busy family life. (Image below) Young Professionals Herringbone LVT + saxony carpets — modern design and soft finishes make evenings at home feel indulgent. (Image below) Empty Nesters Engineered wood + wool stair runners — stylish and durable, with minimal risk of wear now the kids have moved out. Final Thoughts Choosing flooring for your new build isn’t just about cost – it’s about comfort, longevity, and creating the home you actually want to live in. From practical and affordable, to premium and high-spec, there’s a combination to suit every budget and style. Here’s a summary of our recommendations for a new build home: Room Flooring Recommendation Notes Hallway LVT (e.g. Karndean or Amtico) Tough, waterproof, stylish. To save extra £ opt for carpets in the hall! Kitchen/Dining LVT Easy-clean and seamless in open-plan spaces Lounge Saxony Carpet Soft, cosy and well priced. Stairs Twist Pile Carpet Durable and does not flatten, perfect for high traffic areas! Bedrooms Saxony Carpet Cosy and quiet Bathrooms LVT Waterproof. Avoid tiles unless you want cold feet! Ready for a quote? Click here and fill in your details, we’d be happy to help.
Karndean vs. Amtico – Which Luxury Vinyl Flooring Is Better?
Choosing between Karndean and Amtico can be overwhelming – both are market-leading brands in luxury vinyl tile (LVT), with solid reputations for quality, design, and durability. To make your decision easier, we’ve compared their three key ranges like-for-like: We’ve broken it down across key performance metrics below. Wear Layer Range Karndean Wear Layer Amtico Wear Layer Entry Knight Tile: 0.3mm Spacia: 0.55mm Mid-Range Opus: 0.55mm Form: 0.7mm Premium Art Select: 0.7mm Signature: 1.0mm Winner: Amtico, especially at the premium level. Warranty Range Karndean Amtico Entry Lifetime (10 yrs commercial) 25 years (residential) Mid-Range Lifetime (15 yrs commercial) 30 years (residential) Premium Lifetime (20 yrs commercial) Lifetime Winner: Karndean. Lifetime warranty even on their basic range, compared to 25 years from Amtico Spacia. Composition & Surface Treatment Range Karndean Surface Amtico Surface All Ranges K-Guard+ PU Coating Quantum Guard Elite Urethane Bonus Features (Amtico): Winner: Amtico, for its advanced hygiene properties and coating technology. Where Are They Made? Winner: Amtico, if UK-manufactured products matter to you. Are They Waterproof? All Karndean and Amtico LVT products are 100% waterproof and suitable for kitchens, bathrooms, and utility rooms. Winner: Draw Cost Comparison Range Karndean (avg) Amtico (avg) Entry £55-65/m2 £60-70/m² Mid-Range £70-75/m² £75-85/m² Premium £95-105/m² £100-125/m² Karndean is generally cheaper across all ranges, especially at entry and mid-level. Winner: Karndean Easiest to Maintain? When it comes to daily upkeep, both Amtico and Karndean are designed to be low-maintenance – a major reason why LVT is so popular in modern homes. Range Karndean Maintenance Amtico Maintenance All ranges Protected with K-Guard+ – resists scuffs, dirt and everyday wear Protected with Quantum Guard Elite – high-resistance urethane with antimicrobial tech Karndean: Simple sweeping and mopping with their Karndean Clean system is enough to keep floors looking brand new. Amtico: Also easy to maintain, but the Quantum Guard Elite surface offers added resistance to chemical staining, bacteria, and scratches – meaning less effort and longer-lasting results. Winner: Amtico, thanks to its enhanced antimicrobial surface and longer-lasting resistance to wear. Final Verdict Category Winner Wear Layer Amtico Warranty Draw Composition Amtico Manufacturing Amtico Waterproof? Draw Cost Karndean Maintenance Amtico Best for Budget: Karndean Best for Performance: Amtico Best All-Rounder: Amtico Form – a sweet spot of price, performance and durability. Need Help Choosing for Your New Build?
The 5 Biggest Flooring Myths Developers Tell New Build Buyers
If your developer is trying to steer you away from sourcing your own flooring, it’s probably not for your benefit – it’s for theirs. We hear the same scare tactics over and over again. Here’s a breakdown of the top 5 myths developers use to pressure buyers into overpriced flooring packages – and the truth behind each one. 1. “It’ll delay your completion date.” Wrong. We install the day you get your keys. A standard 3-bed house takes us just 3 days to complete – and yes, we work weekends if needed to get you in fast. Some developers will even let us in before you complete so there is no delay, it all depends on the site team. 2. “The doors are made to size and need to be cut down.” Not true. Only doors where we’re laying carpet might need trimming – and even then, we handle it.No stress, no mess. Just £20 per door to trim and refit. Done. 3. “You won’t get a proper warranty.” Actually, we double it.Most developers offer a 12-month warranty.We give you a full 2-year warranty – covering both materials and fitting, for total peace of mind. 4. “You’ll have to find someone to mastic after.” We’ve got you covered.We seal all perimeters for just £150 – clean, professional, and fully finished so you don’t have to chase anyone else. It’s also worth noting that mastic is purely an aesthetic choice. It’s not essential when installing LVT. Some customers love the clean, finished look it provides, while others prefer the simplicity of leaving it out. See the two images below to compare the difference. 5.“If you don’t go with us, it might affect your NHBC warranty.” This is just plain wrong. Flooring is classed as a cosmetic item, and as long as it’s installed by a qualified professional (like us), it has zero impact on your NHBC or developer warranty. Final Thoughts Don’t be pressured into making a rushed, expensive decision. Sourcing flooring independently is completely safe and can save you thousands – without any of the risk’s developers claim. 📩 Ready to take control of your new build flooring?Click here to get your free quote.