What do you look for when buying a brand new construction? How do you check Builder ratings and compare with other builders? How do you know it’s a good area, what are a few things one must look for before making a decision?
Experienced buyers, please share.
Re: Tips on buying a new home
builder rating is important but not the only thing..as they say location location location
So a few things you have to factor in
the house itself- there you are interested in build quality, and that you can get an idea about that builder's previous developments. what materials are they using..find out telling signs are doors and windows, cutting corners there means rest may have the same approach.
the land- what was there before the house was built? what is the quality of land, moisture level, I cant get into the technical details of land quality as they are uber boring..but i am talking basically about soil composition.
the area--location location location
crime
schools
commute
traffic
other projects
taxes
crime stats you should be able to get online
schools, important, u have to check the ratings, unless you are sending your kids to a private school and dont really care about quality of public schools. (ublic n US sense not UK sense btw)
commute- how far is it from work, what is traffic like, what is the location like if yo have to change jobs.
close enough to major highways, but not too close.
what is around you, in terms of shopping, dining and entertainment, is it close enough that it is convenient but removed enough that you dont have to deal with all that traffic? preferences vary..
what other projects are approved or in the works..a major commercial development..an asphlat plant (big one, many newer siubdivisions have a challenge because in new areas they need asphalt for raods and ppl build plants closeby..so beware)
taxes can vary from county to county, my subdivision straddles two counties and one has lower real estate tax one has higher..
ahhh and when u go see new construction, make sure you understand what comes with base price and what all has gone into the model homes..it varies from builder to builder, but some builders really fleece people and nickel and dime it into tens of thousands. and def def know what their warranty is like
in some cases they would offer really low quality cabinets and carpets and fixtures etc.
dont worry about upgrading fixtures with the builder, no real need to ask for a credit and say just give us outlets because with housing codes they have to give you working lights etc, and even if it is a bulb in a socket it works but you get barely anything if you ask for credit for not using their fixtures..get in use em, replace at your pace.
cabinets...that I would upgrade, you dont want to pay for them and then pull em out and pay for a new set, usually the base is basic oak upgrade can be to better oak or to all diff kinds of wood variety.
floors, deending on the builder you have to see the carpet quality, they usually give a very basic with thin underlay, its a good idea to upgrade..although, I know people who have said no carpets thank you and then did their own.
other upgrades like whirpool tub instead of a regular tub, you may want to do it then, its a pain later, same for anything that will require removal and hauling..e.g. take a regular tub out for a clawfoot one etc.
if its a new development, each lot is not created equal, builders know it too so there may be premium on lots, some have more privacy in backyard, some dont, lake view, wooded view, cul de scan, corner unit all have premiums, so figure out what you like and pay up. cant change that later :)
its very very very easy to get carried away in upgrades so always run the sensibility test on things and sleep on any decisions.
and..make sure you are not spending so much in upgrades, or in lot or elevation premiums that you are way beyond the norm of the neighourhood.
have bought new construction twice, so happy to answer any questions.
this was about selection, but there are things to watch out for walk throughs, repairs, warranty etc
Re: Tips on buying a new home
I found a home in a neighborhood where two of my friends were living already.
That way you can get firsthand information about everything.
Re: Tips on buying a new home
Thanks.
The location is perfect in terms of work and schools, shopping, etc. Couldn't ask for better.
My concern is more quality related and X2 thanks for the above points. Mirch, we don't know anyone who lives there unfortunately as it's a relatively new location. But yeah references do help.
See I know family and friends who have purchased new homes from top builders (in other states) and looking at their homes 4-5 years down the road, I hate what's become of the carpeting and the walls. I don't know if that has to do with the quality of material used or how the home owners have taken care. But I was disappointed.
We saw model homes yesterday and the finish was brilliant...then again, we need to compare with other builders to get a better idea.
So, do builders normally give warranties on cabinets, countertops, paint?
Re: Tips on buying a new home
Builders do provide many kind of warranties from the manufacturers of all those things.
They also provide warranties for various things the built from raw material like structure.
The builder I bought house from did inspection at close then after three months and then after a year and fixed the things I had noted down.
Re: Tips on buying a new home
Make sure the toilets are not facing NE 58 degrees (assuming you are in the USA)
lol
Somethings to consider, do you want all the bedrooms to be on the same floor?
Single story homes are more energy efficient but I prefer 2 story homes.
Location is the most important aspect.
Your house should not be among the top 10% price wise in the sub division. It's better to buy an average home in a good neighborhood than a great home in an average neighborhood.
Re: Tips on buying a new home
A friend told me that property taxes in his county were based on the value of a home at the time of closing. He had all of his value-add upgrades done after the closing (hired his own contractor) to save on the property taxes in the long run. May be worth considering...
Re: Tips on buying a new home
sehrysh, very good point.
Re: Tips on buying a new home
yeah, we didn't upgrade our floors at the time of purchase, we are slowly upgrading them and the cost is half of what the builders told us.
I don't think you really get any warranty on paints, I guess they just give you few buckets of paint and couple tubes of grout.
Also when you are looking at to the model houses, make sure take some paper with you and write down all the upgrades they have in the model house, it will help for when you are working on the contract.
e.g. when my parents were buying a home in Fl, the builders had the bathroom door in the master bedroom as an upgrade and we didn't realize it, when we realized it was an upgrade, it was too late to make that addition.
Re: Tips on buying a new home
I would never buy a new home. I love old houses (and yes, I know they are impractical in so many ways:p)
OLD ONE IS GOOD AND AFFORDABLE
Re: Tips on buying a new home
^ tell that to estate agents where I live :p