New construction homes

There is a lack of information online when it comes to the accuracy of availability with new builds. Additionally, only a few builders post their listings on the MLS (Multiple Listings Services) Once we determine your criteria for a new home we can set up appointments with various builders that best align with your wants and needs.

Typically lasts an hour. During this time we will sit down with the builder to go over housing options, costs, and any questions you have. Then, we will tour any available model homes to get a feel for the layout of the home - if there is not a model home available typically the builder will walk us through a 3D virtual tour of the home.

Different stages in the construction process will make a significant impact on when the home will be move-in ready and what features you can customize (all depending on the builder):
● Plans and permitting - this step will only be made if you are wanting a home built from scratch.
● Site Work & Masonry Phase - this step is when the builder has the land clear and is ready to begin the construction.
● Framing - framing of the home including the roof and interior framing is installed.
● Plumbing, Electric, HVAC, wiring for telephones, electronics, security systems, etc. During this stage, we can view the property. It is important to keep in mind that often finishes including paint, color scheme, cabinets, flooring, and upgrades on the home are final. This means there is no room for customization as builders have already ordered all the materials and are on a tight timeframe to get the home ready to sell.
● Insulation, Drywall, & Flooring is installed followed by cabinets, flooring, sinks, cabinets, etc.
● Landscaping & Exterior Aspects is the last to be complete.

It is common for home builders to have their preferred lenders. Often, builders will require you to complete their preferred lender’s application even if you are already pre-approved elsewhere - (typically it is after going under contract on the home.) 
It is never a requirement to use their lender. It is always recommended to shop around to compare rates and closing costs to make sure you are getting the best deal. You might like to know, lenders and builders who already have and maintain a strong working relationship result in a more streamlined process. This can become crucial in approving construction plans and even offering a buyer rate lock to last until the home is complete. Lastly, it can come with incentives such as home upgrades, credits to closing costs, lower rates, etc.- this information will be provided to you before selecting your lender.

For the most part home builders will allow you to have an inspection performed on the property. Even though it is a new build - we always
will recommend having a third-party professional inspect the home to uncover any items that need attention before closing. The only item that an inspector is not able to inspect is the roof due to the home being in an “under construction site” - as the builder does not want to become liable for any possible accidents.
Depending on the model of the home - the inspector can partially inspect the roof by looking out of the windows or away from the home with binoculars.
Due to how long the construction process sometimes takes we recommend waiting to have an inspection performed no more than 30 days before the home is expected to close or when we get approval from the builder.

Is one of the final steps of a new build and is certainly one of our favorite steps of the new build process! This walkthrough typically occurs 2-3 weeks before completion of the home and closing day.
During the walkthrough, we will meet with the on-site worker and the customer representative and we will walk through the entire home pointing out any areas that are incomplete or in need of additional repair (cracks, chips in paint or floors, holes, marks, missing kitchen kickbacks, outlets, etc.) with blue tape - hence the name blue tape walkthrough. This is the time to be as picky and anal as possible - I always tell my clients to try to use the full roll of blue tape if they have to! 
After the blue tape walkthrough has been completed - we will go through each item that needs to be addressed, the final expectations of the building process, home warranty information (if applicable), and any questions you may have.

Video of Blue Tape Walkthrough

One huge advantage to new builds is home warranties. It does depend on the builder what warranty if any they offer to buyers.
Generally, builders offer a one-year cosmetic warranty followed by a ten-year structural warranty. Once we conduct our new build search we will be able to determine what home builders offer a home warranty and what warranty plans are included in the sale of the home.