What To Look For In New Construction Homes-These Crucial Aspects Should Be On Your Radar.

Few things are as exciting as purchasing a newly constructed home.  Everything is pristine, and, presumably, will last for a very long time.  However, just because a house is new doesn't mean it's free of flaws.  There are a lot of factors that could make a brand new home a less than ideal purchase.  So, before closing on a new construction home, here are some things you need to consider.

1.  Quality of the Build.
"They don't make 'em like they used to" is a common phrase that refers to the solid construction of many older homes.  It can be true for a number of reasons- from the building materials used to the skills employed in the building process.  Therefore, one of the important things you can do with a new construction home is to check the foundation to insure there are no issues, since this can be costly to fix.

2.  The Builder's Reputation
As with everything else in this world, if you want to be sure that you’re hiring someone who is going to their job and do it well, you need to vet the people that you’ll be working with. If you don’t do your research, you could wind up with a newly constructed house that is riddled with problems, code violations, and more, so do research on any builders you interview.  Naturally, you do not want to use the builder who has the cheapest rates because the saying “you get what you pay for” exists for a reason. Yes, builders are required to adhere to local building codes, but there’s more to choosing a builder than that.  Research the builder’s reputation with the Better Business Bureau or the state attorney general to see if they have any complaints filed against them. You can do this on other sites like Google My Business, Angie’s List, Yelp, and Facebook.  When you’re looking at the builder’s reviews and social media profiles, pay attention to how the builder communicates with someone who bought their home after closing. A good builder who stands behind their work will reach out to buyers and remedy any problems that may arise.

3. Possible Upgrades and Design Options
After you choose the style of the home, you’ll get to pick out the finishing touches from the builder’s selection of standard options. This means you’ll be able to select the basics, such as paint color, flooring, countertops, cabinetry, light fixtures, appliances, and tiling.  Keep in mind that standard options typically mean the cheapest options. For example, paint colors will usually be on a neutral spectrum (shades of white, beige, and gray). Flooring will usually consist of builder-grade carpeting (which is not plush), and light fixtures aren’t going to be anything special.  If you aren’t fond of any of the standard options, or if you want to move into a home that shows a little bit of your personality, you can look at the various upgrades your builder offers. However, keep in mind that these upgrades are going to increase the sticker price on your home. So you have to be mindful about what you’re choosing.  However, things like tile and flooring makes more sense to have the builder do, as changing those things out later can be too much trouble to do.

4.  Have the New Home Inspected
One would assume that if you’re buying brand new, it’s going to be problem-free, right? Wrong! Even if you hired the best builder in your area with the best reputation, there could still be some issues. That’s why it’s crucial to have a buyer’s agent who’s familiar with new construction homes — because they’ll know a home inspector who understands the process.  Home inspectors go through the home a few times during the building process. They go through once when it’s framed. Then they’ll go through again before the sheetrock goes up. Then they will inspect the home when the builder says it’s finished and help them build a punch list [a list of tasks that need to be completed before the project is officially finished.] Once the builder completes the punch list, they inspect it one more time.

5.  A Warranty
You shouldn't expect to have any problems in your new home for a long time, but if you do, it's important to be covered.  Before buying a new construction home, make sure it comes with a warranty.
Builders offer one of two types of warranties:
Implied warranties will cover workmanship defects that will have a significant impact on the home’s livability, habitability, and safety. These warranties typically have a 10-year liability period, and they tend to use vague language.
Express warranties clearly define the problems the builder is responsible for fixing. This warranty will state the length of the warranty and how the homeowner should dispute issues.
So consider which would make you comfortable down the road.

6.  An Experienced Real Estate Agent.
Although you do have the option of buying new construction without a real estate agent representing you, it’s recommended that you find a buyer's agent.  When you walk in a new construction site, that on-site agent that’s working in that model home are friendly and nice, BUT they do not represent the buyer. They’re representing the builder, and it’s their job to get the builder top dollar and under the best conditions.  An experience agent will negotiate with the builder to ensure pertinent items are covered during the first year of home ownership.  Some of these items include coordinating a punch list, a structural and mechanical warranty, and any agreements to fix cosmetic issues that are not noticed during initial inspections or the final walkthrough.

I hope this helps when you decide to buy new construction.  
I'm Lisa Longest with Realty Navigator. I am a full time Realtor® in Anne Arundel and Queen Anne Counties. I am here for all your real estate needs. If you are looking to buy, sell or question me about the market in your area, feel free to contact me. My email is LisaLongest.RE@Gmail.com and cell is 443-786-4200.