NEW CONSTRUCTION
Talk before you visit the builder.
A model home shows the possibilities. Your purchase depends on the lot, contract, selections, financing and everything that happens before the keys.
Start with representation
The builder has a team. Understand yours.
Your buyer representative can help organize the property decision, compare choices and keep the transaction questions visible. Your lender, inspector and legal advisor each bring a separate role.
Talk Before You Visit the BuilderBefore the first visit
Discuss representation before registering or visiting a sales center. Ask the builder about its registration policy and have your representative confirm the process. The builder’s sales representative works for the builder; clarify who represents you, the scope of that relationship and any compensation agreement.
Choose the community and the lot
Review the site plan, lot premium, orientation, grading, drainage and access. Ask about future phases, adjacent uses and the expected construction environment. Visit the actual lot: the model home’s setting may be quite different from the one you buy.
Read the complete agreement
Builder contracts can differ from familiar resale forms. Review deposits, change orders, completion estimates, delay provisions, cancellation terms and warranty documents. Ask qualified counsel to explain legal questions before signing. Keep the final specifications and selected options with the agreement.
Compare incentives and financing
Separate purchase price, lot premium, options, lender charges and credits. Request written incentive conditions and comparable Loan Estimates from lenders. Evaluate cash needed at closing and payments after any temporary reduction. Do not assume a future refinance or appreciation will make the proposal work.
Set a design-center budget
Distinguish structural choices that may be difficult to change later from finishes that can be replaced. Record every selection, price and deadline. Ask what is included in the base specification and what remains your responsibility after closing. Choose for daily use while considering future marketability.
Track construction milestones
Ask how progress updates, selections and schedule changes will be communicated. Discuss access and any permitted independent inspections in writing. A pre-drywall inspection may provide a different view from a final inspection, but timing and access must be arranged under the builder’s policies and your contract.
Inspect, document and walk through
New construction can still have defects. Coordinate qualified inspectors where permitted, document concerns and establish how items will be tracked. At the final walkthrough, confirm the home against the agreement and the status of any outstanding work. Clarify completion commitments in writing.
Close with the ownership file
Collect warranties, operating instructions, service contacts, inspection reports and the final list of selections. Confirm how warranty requests are made and any relevant deadlines. Plan for maintenance and work not included in the purchase, and retain the records for future resale.
Bring to the conversation
The details make the comparison.
- Builder and community name; planned visit date
- Floor plan, lot number and written price breakdown
- Incentive terms and proposed lender offer
- Move-in timing and your current housing plans
- Any registration or representation documents already signed
Before you visit
Should I speak with an agent before visiting a builder?
Yes. Discuss the builder’s registration process and your representation arrangements before the first visit. Policies and agreements vary.
Does new construction still need an inspection?
A new home can have defects. Discuss qualified independent inspections, permitted access and contract deadlines before assuming an inspection can be arranged.
Is the largest incentive the best offer?
Not necessarily. Compare the completed home price, financing costs, conditions and your expected ownership period with the appropriate professionals.
Stone Strong Real Estate
A stronger start comes before the sales center.
Tell Sylva which builder or community you are considering and when you plan to visit.