Buying New Construction

Before you visit a model home

A new home can offer modern systems, energy-efficient features, and the chance to personalize finishes. But a builder’s process is different from buying an existing home. Understand the contract, site, specifications, and costs before you commit.

• Determine whether you are considering a completed inventory home, a home under construction, or a to-be-built home.
• Ask what is included in the advertised price and what is an upgrade.
• Choose independent buyer representation before registering with a builder or visiting a sales office.

Bring your own buyer representation

The builder’s on-site salesperson may be helpful and knowledgeable, but their role is to sell the builder’s homes. An independent buyer’s agent can help you compare communities, evaluate pricing and terms, and track questions throughout the process.

• Contact your agent before your first model-home visit, online registration, or conversation with the builder’s team.
• Ask whether the builder requires your agent to accompany you or be registered on the first visit. Policies differ.
• Review any buyer-representation agreement and compensation arrangements before proceeding.

Research the builder and the community

A beautiful model home is only one part of the decision. Investigate who is building the home and how the neighborhood will develop.

• Review the builder’s track record, references, warranty materials, and completed projects.
• Ask who owns and maintains roads, stormwater systems, common areas, and amenities.
• Review HOA or condominium documents, future phases, construction activity, and any proposed assessments.

Understand the real purchase price

The advertised base price may not include the lot premium, structural choices, design-center upgrades, appliances, landscaping, or other items.

• Request an itemized written list of standard features and optional upgrades.
• Account for lot premiums, deposits, change orders, and any charges for selections made after signing.
• Ask about builder incentives, preferred-lender conditions, interest-rate locks, and estimated cash to close.

Read the builder’s purchase agreement carefully

Builder contracts often differ substantially from the forms used for resale homes. They may address construction delays, material substitutions, deposits, dispute procedures, and limited remedies.

• Review deadlines, financing terms, deposit treatment, cancellation rights, and the process for design changes.
• Ask what happens if completion is delayed or the finished home differs from plans and specifications.
• Have a qualified real estate attorney review unfamiliar or high-risk provisions when appropriate.

Evaluate the lot and site conditions

The lot affects drainage, privacy, sun exposure, utility placement, and how you will use the yard.

• Confirm the specific lot boundaries, grading plan, easements, setbacks, and any building restrictions.
• Ask about drainage, basement conditions, retaining walls, sidewalks, fences, and final landscaping.
• Check what is planned behind and beside the property, including roads and future construction phases.

Follow construction milestones and changes

Once building starts, stay organized and request clear communication about schedules, decisions, and substitutions.

• Obtain the plans, specifications, allowances, and signed change orders in one place.
• Confirm who approves upgrades, what they cost, and whether they affect the completion schedule.
• Ask when you may visit the job site and whether your agent or inspector can attend scheduled walkthroughs.

Arrange independent inspections

Municipal inspections and a builder’s quality checks serve important purposes, but they are not the same as an independent inspection performed for you.

• Ask about pre-drywall inspection access before walls are closed.
• Schedule a final inspection before closing when the contract and builder permit it.
• Discuss radon, sewer, grading, and other specialized checks based on the property and local conditions.

Understand the warranty and walkthrough

A new home can still have defects or incomplete items. Learn the process for documenting concerns and obtaining service.

• Review what the builder warranty covers, excludes, and requires for claims.
• Document unfinished work or defects during the orientation or final walkthrough, with photos and written lists.
• Confirm how warranty requests are submitted, response times, and whether a third-party warranty company is involved.

Prepare for appraisal, financing, and closing

Construction timelines can shift. Coordinate closely with your lender, title company, and agent so you understand what must happen before you close.

• Confirm the final price and all signed change orders with your lender.
• Ask about rate-lock expiration, appraisal requirements, insurance effective dates, and final loan approval.
• Confirm occupancy approvals and the process for a final walkthrough and possession.

Your next practical step

Before visiting a model home, speak with an independent buyer’s agent about your budget, preferred communities, and builder-registration rules. Then compare the builder’s written price, contract, site plan, and warranty—not just the model-home finishes.

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