There’s something magical about buying new construction. Sparkling countertops. Fresh paint. The thrill of choosing finishes that reflect your personal taste. It's like HGTV come to life.
But behind the gleaming showroom samples and model home smell, new construction isn’t always smooth sailing. In fact, buying a home that hasn’t been built yet—or is still under construction—can come with its own set of headaches.
We're not trying to scare you. In fact, buying a brand-new home can be an amazing experience—if you go in with the right questions and eyes wide open. Too often, buyers get dazzled by upgrades and don't realize how many details are buried in the fine print or glossed over during walk-throughs.
So, before you fall in love with that open-concept floor plan or picture yourself sipping coffee on your yet-to-be-built front porch, ask your builder these 10 crucial questions. They’ll help you avoid construction nightmares and set you up for a smoother, more confident home-buying experience.
1. What’s Included—And What’s an Upgrade?
That gorgeous model home you toured? It’s often packed with every upgrade available—from quartz counters to built-in wine coolers. But the base model might look a lot different.
Ask your builder:
What comes standard in the base price?
Is the flooring I saw in the model included?
What appliances are part of the package?
Are the countertops laminate, granite, or something else?
Why it matters: You need to know exactly what you're getting for the listed price—and what it will cost to get the features you actually want.
New Construction Home Interior
2. Can You Provide a Comprehensive List of Costs and Fees?
Beyond the price of the home itself, there can be a laundry list of hidden fees: lot premiums, design center upgrades, utility hookup charges, landscaping, HOA initiation fees, and more.
Ask for a full breakdown of:
Lot premiums
Design center or customization costs
Landscaping or fencing
Closing costs and who covers them
Why it matters: Budgeting for a new home requires knowing the true final cost—not just the sticker price.
3. What Is the Timeline—and What Happens If It Changes?
New construction is notorious for delays. Weather, materials, labor shortages, permits—it doesn’t take much to throw off a timeline.
Ask:
What’s the estimated completion date?
What’s your track record for hitting deadlines?
Is there a clause in the contract covering construction delays?
Will I be compensated if the timeline runs long?
Why it matters: You need to plan for temporary housing, lease renewals, and moving expenses with confidence.
Home Under Construction
4. Who Will Be My Main Point of Contact During Construction?
You don’t want to play phone tag with six different departments while your house is going up. And you definitely don’t want to be left in the dark.
Ask:
Will I have a dedicated sales rep, construction manager, or project coordinator?
How often will I receive updates?
Will I be allowed to visit the site during construction?
Why it matters: Consistent communication is key to catching issues early and staying informed.
5. What Warranties Come With the Home?
Every builder offers some kind of warranty, but they vary widely in terms of coverage and duration.
Ask:
What’s covered by the builder’s warranty?
How long is the structural warranty?
Are appliances and HVAC systems covered separately?
What’s excluded or considered normal wear and tear?
Why it matters: You need to know what protection you have once you move in—and what falls on your shoulders.
Inspector in a New Home
6. Can I Hire a Third-Party Inspector?
Just because it’s brand new doesn’t mean it’s perfect. In fact, some issues are more common in new construction, such as foundation cracks, improperly installed systems, or code violations.
Ask:
Am I allowed to bring in an independent home inspector?
At what stages of the build can inspections be done (pre-drywall, final walkthrough, etc.)?
Will the builder make corrections based on the inspector’s report?
Why it matters: An unbiased inspection is your best safeguard against future problems.
7. What Happens If I Want to Make Changes During the Build?
You picked out subway tile, but now you’re dreaming of something bolder. Or maybe you want to move a wall or add recessed lighting.
Ask:
Are changes allowed once construction begins?
What is the change order process and fee structure?
Is there a deadline for making design selections?
Why it matters: Mid-build changes can be expensive—and not all builders allow them.
8. What’s the Process for the Final Walkthrough and Punch List?
The final walkthrough is when you inspect the home and point out anything that isn’t complete or up to standard—a critical step.
Ask:
How much time will I have for the final walkthrough?
What if I find problems after closing?
Is there a process for documenting and fixing defects?
Why it matters: This is your last chance to ensure everything is finished and functional before you take possession.
Planting Flowers in Front Yard
9. Are There HOA Rules or Community Guidelines I Should Know?
New communities often come with Homeowners Associations (HOAs), and their rules can range from helpful to downright restrictive.
Ask:
Is there an HOA? What’s the monthly fee?
What are the rules on landscaping, paint colors, fencing, or short-term rentals?
Are there community amenities under construction?
Why it matters: Make sure you can actually live the lifestyle you’re envisioning in your new home.
10. Has This Builder Had Any Past Legal or Construction Issues?
This one can feel awkward, but it’s fair game. Not all builders are created equal. Some have a long track record of quality work—others have racked up lawsuits or complaints.
Ask:
Can you provide references from recent buyers?
Are there any pending lawsuits or complaints with the Better Business Bureau?
How long has this builder been in business?
Why it matters: A shiny showroom doesn’t always mean a solid reputation. Do your homework.
Final Thoughts: Ask Now or Pay Later
Buying new construction isn’t just about choosing tile and paint. It’s a major investment—and one that requires a different level of due diligence than buying an existing home. Builders might not hide things intentionally, but they’re also not likely to volunteer every detail unless you ask.
The questions above will help you:
Understand the true cost
Set realistic expectations
Avoid unpleasant surprises
Protect your investment
And if all this still feels overwhelming, working with a buyer’s agent experienced in new construction is a game-changer. They’ll advocate for you, help you navigate the contract, and often catch red flags before they become deal-breakers.
Ready to buy new but don’t want the stress? Our team knows the ins and outs of local builders and new developments—we’d love to help you make a smart move with confidence.
