5 Must Read Tips When Considering New Construction

Happy New Year everyone!! 

Thinking about the New Year and new beginnings got me to thinking about all the new homes going up all around us; everywhere I drive in Cobb & Paulding I see new homes & new neighborhoods being built!

I remembered how considering the purchase a NEW house can lead to excitement that is nothing short of thrilling! Getting to pick out your floorplan, colors and design... it is truly a momentous occasion!

Buying a house itself is a huge moment in life, whether it is new construction or resale... but even as an agent when buying for myself, I learned the two are completely different processes. To be sure your New Home purchase is as smooth as possible, read on to learn the 5 most important things to know before you begin:



   1. Find a Trustworthy Buyer's Agent

• Remember the on-site agent eager to give you a tour of the homes works for the builder, meaning they will not have YOUR best interest in mind.
• It is wise to interview several agents and select the one that fits your needs and personality best, and is also familiar with New Construction, either having worked for a builder, represented clients in new home purchases before or purchased new themselves. All agents are not created equal ;) 
• If possible, select an agent prior to beginning your search and/or tours of neighborhoods, otherwise if you choose a neighborhood you viewed through the builder's agent before you had selected your own agent, you may required to go with their agent after all.
• Once chosen, your agent can help you navigate the rest of these, as well as help you walk through the entire process confidently.
• BONUS: It costs you NOTHING! The Buyer's Agent is paid by the builder!!

   2. Do Your Research & Choose Wisely

• Research the location, neighborhood & builders to ensure you know what you are buying. Your Buyer's Agent can help you with this. of course. Just make sure find out about the builder's reputation and and what their warranty covers... do not select a builder just because their model houses are pretty.
• Also learn about the neighborhood and HOA or restrictions, if any, as well as the school districts and other pertinent information.
• Look into future expansion of the neighborhood or area to ensure it would not change your use/view/privacy in an unexpected way.
• Research the Builder's recommended lenders, don't just blindly go with one because of the incentives offered. Make sure you are getting the best financing possible!

  

   3. Be Prepared for an Exercise In Patience

• Building a new home is quite exciting, yes, but it is a very lengthy process that will feel like it's taking f-o-r-e-v-e-r because of that excitement!!
• Expect changes... your home probably will not look exactly like the model home. During the beginning stages, ask lots of questions to learn exactly what is included and what is not so you can know how to plan for your choices you will need to make. Even after your selections are made, there could be changes as well if supplies run out or suppliers are changed. Being flexible is the name of the game.
• Besides just feeling like it's taking forever, there are often some delays due to weather, delivery problems, local inspector scheduling issues, and other unforeseen circumstances. Just be mindful that everyone involved wants to finish your new home and finish well, just like you! So again, be flexible while remembering your "closing date" on your contract is an estimate.
• Although Builder's do not usually allow for negotiations or drops in price, your agent can help you craft creative alternative solutions to help your wallet... such as requesting free or reduced upgrades, or no closing costs. These unique negotiations can take some patience to get through but can be worth your while!
• After a lengthy contract is signed, there will be an additional Builder-specific addendum to sign as well. Some you will sign right away, others you will sign after you've been to the Design Center and made your personal selections (FUN!). Be sure to READ & get a copy of everything you sign, and get everything in writing. Your Buyer's Agent should be with you at every signing to help advocate for you during this process & beyond.

   4. Obtain Your Own Inspector

• The builder's agent will gladly explain all about how their construction process includes so many inspections to ensure quality and integrity of their homes... which is great. However, these inspections are usually performed by city or county inspectors who are incredibly busy and on a super-tight schedule, thus they are looking for major code violations. Perfect example: When we bought our new house, we had our own private inspector perform a pre-drywall inspection, and she noticed a dryer vent that was positioned way wrong for the dryer connection. This passed the city inspection, but she caught it because she was able to go through the home with a fine-tooth comb so to speak. Luckily, it was an easy fix and the builder's rep who was there with us agreed it should have been corrected.
• Make sure to hire an inspector who specializes in new construction. An inspector who works in resales may not be up to date with the newest residential building codes & regulations. A new construction inspector will know exactly what to look for to ensure all the codes are satisfied. 
• Ideally, try to have your inspector provide 3 inspections: 
• Pre-Drywall
• Post-Drywall
• Before Closing

   5. Communication is Key

• With all that in mind, the overall goal for everyone involved is the same: to provide you a NEW HOUSE to live in!! Therefore, be sure to stay in constant communication with all parties involved. This is easily accomplished by you yourself staying in contact with your agent and making it easy for him or her to contact you. 
• When your Buyer's Agent and/or lender asks you for a piece of documentation... send it ASAP!
• If you have questions, ASK! Your Buyer's agent should LOVE getting questions from you! It means you are actively involved in your home buying process. I am always eager to answer any and all questions my clients can throw at me because I've learned that means they are as engaged in the process as I am. When my clients are hard to reach or slow to respond, we end up losing time and missing deadlines. Then they have questions that are too late to resolve and we end up having to do a ton of extra work to make up for it. Engaged Buyers = Happy Buyers!
• You may wonder what to ask? Things like: 
• What's the warranty include? 
• Can I see the property today? 
• Can I take pictures? 
• Can I make changes to my selections?
• Can I ask for left over materials (paint, vinyl, etc.)?
• When do I schedule the next inspection?
• Should I select the extra bedroom or upgraded Kitchen?

As you can imagine, this list could go on forever! Feel free to ask me any of these or other questions you may have about New Construction Homes! Email me or post your questions below!