Homeowner guide Questions to ask your builder before you sign.

What exactly is included?

Ask the builder to explain clearly what is included in the base price and what is considered an upgrade. This can include flooring, cabinets, countertops, appliances, lighting, plumbing fixtures, exterior features, landscaping and other items shown or discussed during the sales process.

• What is included in the base price?
• Which items shown in the model home are upgrades?
• Are there features discussed during the sales process that are not in the contract?
• Where can I find the complete list of included features and specifications?

Why it matters. A model home is designed to show possibilities. Your contract and specifications establish what you are actually purchasing.

How do allowances work?

Some contracts use allowances for items such as flooring, countertops, appliances or other selections.

• Which selections are subject to allowances?
• What is the allowance amount for each item?
• What happens if I choose something that costs more than the allowance?
• What happens if I spend less than the allowance?
• Are installation, delivery, taxes or other costs included in the allowance?

Why it matters. An allowance is not necessarily the final cost of the item. Understanding how it works before signing helps prevent unexpected costs later.

Which structural options must be chosen up front?

Some changes affect the structure or layout of the home and have to be selected before construction reaches a certain step.

• Which structural options must be selected before the contract is signed?
• Which options can be added later?
• When is the deadline for structural changes?
• What happens if I want to change the floor plan after construction begins?

Why it matters. Some decisions become difficult or impossible to change once construction has progressed. Know which choices have an early deadline.

How are change orders handled?

Changes after the contract is signed can affect both cost and schedule.

• How do I request a change?
• When is a change order considered approved?
• Will I receive the revised price in writing before the work is performed?
• Can a change affect the construction schedule?
• Are there administrative or processing fees for changes?
• At what point can changes no longer be made?

Why it matters. A conversation about a change is different from an approved change order. Know how your builder documents and prices changes before you need to make one.

Can I have my own inspector?

If you plan to have an independent, third-party inspector evaluate the home during construction, ask the builder about its policy before signing the contract.

• Does the builder allow third-party inspections during construction?
• Are inspections permitted at specific construction stages?
• Are there restrictions on when an inspector can access the property?
• Does the builder require the inspector to provide proof of licensing or insurance?
• How are inspection appointments coordinated with the construction manager?
• Is advance notice required?
• Are there any builder-specific procedures or requirements for third-party inspections?
• Will the builder provide access to the property for the inspection, or must the inspection be coordinated through the construction manager?

Why it matters. Not every builder or community handles third-party inspections the same way. Understanding the policy before construction begins gives you a clearer idea of when independent inspections can take place and how access is coordinated.

Where an inspection fits. Two of the four inspection points, pre-slab and pre-drywall, happen while the house is still open, so the access conversation has to happen before the contract, not after. We coordinate each visit with your builder's construction manager and carry the licensing and insurance builders ask for. How we work with builders.

What is the builder's warranty?

Do not assume that the word "warranty" tells you everything you need to know.

• What is covered by the builder's warranty?
• How long does coverage last?
• What items are excluded?
• How do I submit a warranty request?
• Are there specific deadlines for reporting certain issues?
• Is there a separate manufacturer warranty for appliances, equipment or other components?

Why it matters. Coverage, exclusions, reporting procedures and deadlines vary. Understanding the actual terms is more useful than relying on a general description of the warranty.

Where an inspection fits. The reporting deadline you learn here is the date the 11-month warranty inspection is built around. Knowing it at signing means you can put the inspection on the calendar a year in advance.

How will I know what is happening during construction?

Ask how the builder communicates construction progress and upcoming decisions.

• Who will be my primary construction contact?
• How will I receive construction updates?
• Will I have access to a construction schedule or estimated milestone dates?
• How much notice will I receive when a selection or decision is due?
• Who should I contact if I have a question during construction?

Why it matters. Knowing who to contact and how information is shared makes the construction process much easier to follow.

When can I visit the home?

Construction sites are active work areas, and access may be controlled by the builder.

• When am I permitted to visit the property?
• Do I need an appointment?
• Are there steps when homeowner access is restricted?
• Can I bring a family member, Realtor or independent inspector?
• Are there safety requirements I need to follow?

Why it matters. Purchasing the home does not mean you can enter the construction site whenever you want. Understand the builder's access policy before construction begins.

What happens if the construction schedule changes?

Construction schedules are estimates, not guarantees. Weather, inspections, materials, trade availability, permitting and other factors affect the sequence and timing of the work.

• What is the estimated construction timeline?
• How are schedule changes communicated?
• What circumstances can cause delays?
• When will I receive an estimated closing date?
• How much notice will I receive if the closing date changes?

Why it matters. Understanding how the builder manages schedule changes helps you plan around a moving construction timeline.

What to review before signing.

Before signing, make sure you understand the documents that establish what you are purchasing and the terms under which it will be built. Consider reviewing:

• Purchase agreement and addenda
• Builder specifications
• Included features and allowances
• Structural and design selections
• Lot-related costs and restrictions
• Change-order procedures
• Warranty terms
• Estimated construction and closing timelines
• Homeowner and construction-site access policies
• Procedures for independent inspections

If something is important to you, ask for it to be clearly documented rather than relying on a verbal understanding.

Because even a new home deserves a second set of eyes.