Building a home from the ground up is exciting, empowering, and full of decisions. But before the ink dries on any contract, buyers must pause and ask the right questions. A custom-built or semi-custom home is a major investment, and surprises down the road can be costly and stressful.
Too often, buyers rush into contracts with assumptions instead of concrete answers. Asking for specific documentation and clarity beforehand can protect expectations, finances, and peace of mind.
1. A Complete Specification Sheet
The specification sheet outlines every detail included in the home, from exterior materials to flooring, lighting, appliances, and trim. It’s the official answer to the question: “What exactly am I getting for this price?” Without it, buyers can’t compare apples to apples between builders or models. A detailed spec sheet helps eliminate surprises like an unexpected upcharge for tile instead of vinyl or granite instead of laminate. Buyers should ensure it’s signed and becomes part of the contract to keep all promises enforceable.
2. A Copy of the Warranty Coverage
All new builds come with a warranty, but the details can vary drastically between builders. Some cover systems and structural elements last for only one year, while others offer multi-tiered coverage for longer periods. Before moving forward, buyers need to see exactly what is and isn’t covered, especially when it comes to foundations, roofing, HVAC, plumbing, and electrical systems. A solid warranty can be a major selling point, but only if it’s clearly defined in writing. Builders who hesitate to provide this may be hiding limited protections.
3. The Builder’s Standard Contract Template
Contracts with builders often favor the builder’s interests, so it’s important to read and review a sample before committing. Buyers should have ample time to review this document with a real estate attorney or knowledgeable agent. Key items to check include the termination clause, financing contingencies, allowances, and how delays are handled.
This is also where inclusions, exclusions, and upgrade policies are spelled out in writing. A transparent builder will offer their standard agreement early, not just at signing.
4. An Itemized List of Upgrades and Costs
While model homes are often decked out with premium finishes, the base home may look very different. Builders should be able to provide an itemized list of available upgrades and their associated costs. This allows buyers to compare what’s included in the base price versus optional features they might want to add. Knowing this information upfront also helps set realistic expectations when it comes to the final purchase price. It’s crucial for budgeting and for avoiding sticker shock later in the process.
5. A Project Timeline With Milestones
No home is built overnight, but there should still be a structured timeline with anticipated milestones. Buyers should ask for a project schedule that includes major benchmarks like permitting, foundation, framing, electrical, and final inspection. This helps set expectations and allows for better planning around moves, financing, and other logistics. Builders should also outline what happens if the project is delayed and how delays are communicated. Having a written timeline helps hold everyone accountable.
6. The Builder’s Insurance and Licensing Information
Before entering into a legal agreement, buyers must confirm that the builder is properly licensed and insured in the area. This protects both the builder and the homeowner in case of accidents, mistakes, or structural issues. Insurance documents should include general liability and workers’ compensation coverage. Licensing proves the builder is meeting state and local requirements and isn’t operating under questionable practices. If this information is not readily available, it should be considered a red flag.
7. A Sample Final Walkthrough Checklist
Before closing, buyers will complete a final walkthrough with the builder, but expectations vary. A sample checklist helps buyers understand what will be inspected and what issues can be addressed before handing over the keys. It often includes cosmetic defects, unfinished work, missing materials, and mechanical tests. This document is key in holding the builder accountable for delivering what was promised. It also gives the buyer confidence that nothing will be swept under the rug.
8. A List of References or Previous Clients
Reputable builders should have no hesitation sharing a list of past clients willing to speak about their experience. Talking to these individuals offers insight into the builder’s communication style, timeline reliability, craftsmanship, and problem-solving approach. It also helps validate whether the builder follows through on commitments.
Real testimonials offer more value than online reviews because they tend to be more detailed and candid. If the builder stalls or refuses to offer references, that should raise immediate concerns.
Trust Who You Hire
Building a home is a deeply personal and complex process, but clarity in the early stages can make all the difference. Taking time to request these eight items ensures a smoother journey and protects both investment and expectations. Buyers deserve more than verbal promises—they need documentation, transparency, and accountability. Builders who welcome these questions usually have nothing to hide and everything to gain from informed clients.
Have thoughts or experiences to share about building a home? Leave a comment below and let others learn from your journey.
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