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Things to consider when buying a new home

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Things to consider when buying a new home... from an industry insider

If you are a considering buying a newly-constructed home you should be aware that this is much different than buying an existing home and there are things you should know BEFORE you buy! This report will help you avoid the pitfalls some new home buyers make as well as help assure that your new home experience is a good one! To get the most out of this, you are going to want to read it all the way through as I have saved most of the "good things" about buying new for the end.

There's a price to pay for a new home.

Buying a new home, as opposed to an existing home, is generally more expensive. Why? Because if you are buying a new home, assuming it is not a distressed sale of some sort, you are going to have to pay at least 100% of the cost to acquire the lot and build the home. Plus, unless the builder does not wish to remain in the business, you will need to pay an amount that not only covers the cost to build but also covers builder's overhead related to that home and a profit to the builder. If you are buying an existing home, you are going to pay what the market will bear, or what you can negotiate. In many cases, the price you pay for an existing home will be less than the cost to replace the home.

There's a time and emotional investment too, are you prepared?

There is another "non-financial" investment you will have to invest in a new home and that is a time investment as well as an emotional investment. The time investment will vary depending on what type of new home you are buying. If you are buying a "spec" home (a home the builder built on speculation with the expectation of selling it after it is complete) then, from a time standpoint, it won't be a much different experience than buying an existing home. If you are buying a "semi-custom" home (a design offered by the builder that you are allowed to do some customization to as well as choose all finishes) then you are going to need to make yourself available to choose finishes, cabinetry, tops, floor coverings, light fixtures, plumbing fixtures, wall colors, etc. If you choose to build a custom home (designed and built specifically for you) then you must be prepared for a large time investment. You will need to spend time talking with the architect, designer and builder to assure that the house design is what you are looking for and within your budget. Then, like a semi-custom home, you will need to invest the time to make all the material and finish selections. So, what is this "emotional investment" I mentioned? Believe me, after many years as a developer and builder, I can assure you that building a home is VERY emotional for the buyer. When the buyer enters into the process informed and prepared and makes good choices along the way, the experience emotionally is wonderful and fun! When the buyer is not properly prepared, or makes bad choices, the experience can become an anguishing nightmare.

Don't go it alone...be represented and not by just anyone

Often new home buyers operate under the misconception that they don't need to be represented by a real estate agent or broker, that the builder will not allow it, or that the house will cost them more if they are represented. Considering a home purchase is, for many buyers, the largest single investment they will make, it just doesn't make sense for you to do this without being represented by a competent professional with a legal obligation to work in your best interest...especially when you don't have to pay that professional for the service! Not to mention. Granted, making good choices on the builder you buy from will help minimize the headaches and risk but this is all the more reason you need a good buyers agent with extensive new home experience! A good, new home buyers agent, will make sure you have all the information and resources available you need to make an informed decision when it comes to selecting a builder, subdivision, etc.

The reason you don't have to pay for a buyers agent to represent you (generally, there are exceptions to everything)is the same reason you don't have to pay to be represented by a buyer's agent on an existing home...the seller offers a commission to get their home sold. Ah, now the light bulb goes off and you think, if I am not represented, thereby saving the builder that portion of the commission, I'll get a better deal! While it is impossible for me to speak as to how every builder operates, I can tell you that today, most builders, particularly the larger, more established ones, are aware of the need to work with buyers agents, value their relationships with agents and have worked hard to encourage buyers agents to show their homes. In addition, many builders list their homes with real estate agents so that they will be listed in the MLS and are therefore committing to offering compensation to a selling agent. If they don't pay the selling agent, depending on the listing agreement, it may not be any savings at all to the builder, but instead just more compensation to the listing agent representing the builder. Even if there is a savings to the builder and the builder would decide to pass some of the savings along to the buyer, I can say with confidence, that a good buyers agent will most likely save you more during the course of the transaction than that little amount.

Be realistic and leave yourself some breathing room

One of the biggest mistakes I've seen new home buyers make over the years is wanting too much and stretching themselves too far. What I mean by this is often buyers will want to get the biggest house possible and focus on the maximum square footage they can get within their budget without giving enough consideration to how much options and finishes will increase the final price. When buyers stretch too far at the outset, the whole transaction becomes very emotional and stressful. Every time an additional cost is incurred as a result of trying to get what the buyer wants, the stress increases...when prices come back for the floors, cabinets and other finishes selected and the total price keeps growing, the situation go from bad to worse. I have seen several situations like this that literally almost resulted in a divorce before we could finish the house. A much better approach is to be conservative and shop homes based upon a realistic "final" price taking into consideration the options and finishes you are going to want. Once again, this is where a good buyers agent and a good builder will be an invaluable combination and both will help steer you down the right path. Also, don't forget, that with new homes, you will have a lot of additional expenses with the home you may not have had previously with existing homes purchased...such as, landscaping, irrigation systems, mailboxes, window hardware, window treatments, etc.

Get your priorities straight

Another mistake I've seen made by new home buyers is to get so focused on shopping price, particularly price per square foot, that they end up in a bad builder relationship or in a community that really wasn't what they were looking for. My suggestion would be to shop for a new home much like you would for an existing one, at least to start with. Begin by selecting the area, or areas, you would like to live in and will serve your needs, whether it be proximity to work, activities, schools or what have you. Then, once you have your areas pinned down, see what builders are building homes in those areas that are within the price range you are looking. Then, with the assistance of information provided to you by your buyers agent, you can begin the process of selecting a builder that you feel would be a good fit, or at a minimum, eliminate the ones that would not be a good fit. Then start shopping houses and remember that there is much more to price than just a square foot price. I can't tell you how many times the first question asked me from a prospective new home buyer was how much per foot was it going to cost? This is fine as long as you don't care about the quality of the space, the functionality of the space or the finishes but the fact is you do care about all that other stuff. I have seen a very well thought out and designed 2,500 square foot home that was much more functional, felt more open and larger than many 3,000 square foot homes. Again, it's quality, not quantity.

Selecting a builder

I could write a book on this topic alone, but here is the short version. Many of the builders that are in business today survived the downturn of the market that took out many home builders so that in itself says something for them. Once you have selected and area and narrowed down your builder choices, I would drive the community, or communities they are building in and see how everything looks. An advantage to the downturn is many of the developments out there today were begun years ago which means the streets, sidewalks, amenities, etc as well as some of the earlier homes are perhaps up to a few years old. This will give you an idea of how well the work was done and how well things are holding up. The next step would be to get a client list from the builder (something your agent can do for you). Oh, and not just the "happy client list" but preferably the complete list of everyone that has bought a new home from the builder. If your agent cannot obtain this list, or gets an incomplete list, he or she should be able to obtain information on the builders buyers from the tax records and other resources available.

The next step would be to contact several of the buyers, preferably in that particular development and at least some from a year or two ago, to see how they feel about the builder, their home and the community. Finally, assuming everything is ok up to this point with your builder research, I would ask my agent to schedule a meeting with the builder and/or key personnel that will be involved in the home building process. You don't need a long meeting, just long enough to ask what questions you may have and give you an opportunity to size up the person and see if your personalities mesh well and he or she is someone you are going to enjoy working with.

Last, but NOT least

First off, I am not an attorney and have not played one on TV and this is NOT legal advice. I am a 30 year veteran real estate investor, developer and broker so I'm speaking from personal experience and want to share a few things to think about:

Sale contract - Many builders have their own contract forms they wish to use. If you are doing a custom built home, or even a semi-custom built home you may not be able to avoid this as a standardized contract form (such as the REALTOR form)may not be appropriate. If this is the case, I would highly recommend you have a real estate attorney review the contract before signing it. If you are buying a spec home, then the REALTOR contract form may very well be the way to go. One thing to consider for sure if using a builder contract is to incorporate into it building inspection contingency language similar to what is in the standard Residential Contract used by the St Louis Association of REALTORS members.
Building Inspection - Perhaps the most important piece of advice contained here is that you should definitely obtain a private building inspection on the new home you are purchasing. It amazes me how many buyers and even real estate agents that seem to think since the house is new there is no reason for the inspection. In my opinion, that couldn't be farther from the truth! In fact, I believe a building inspection is more important on a new home than even an existing home. To fully explain why would take up a lot of space, however, some of the issues that often surface on inspections include: roof issues, such as lack of roof felt, or ice and water shield, lack of house wrap, improperly installed siding, poorly planned sump pump drain discharges, sewer line issues (partially filled with concrete, debris or even partially collapsed), back fill issues, foundation cracks, and more.
Mediation - many builder contracts include mediation clauses. Many people like the sound of this as courts and attorney's sound expensive and intimidating. Guess what? Mediation usually involves attorney's and is expensive and intimidating too. I personally would rather resolve any issues I have in court over a mediation or arbitration but this is something to visit with your real estate attorney. My point is to make sure you well understand what you are agreeing to.
Disbursing - Again, I could write a book on this topic alone, but if you are building a custom home that your are going to fund up front, or along the way, you are going to want to be sure that a competent, independent disbursing company is used and that your funds are fully insured through the title company. If you are buying a spec home, or semi-custom home where, other than a normal earnest deposit, you are not putting up any money until you close on the purchase, then you are probably ok just treating it like a normal home purchase.
Title Insurance - This is one of the more important aspects of this transaction. The title insurance company is the company that insures you against any title issues you may have including liens that may be levied as a result of the builder's failure to pay for work done. You want to make sure your title policy is selected by you and that you give the same care and attention to the title company selection that you gave to builder selection. You want to make sure your title insurance policy includes full mechanic's lien coverage and full survey coverage as well. The builder may strongly push for you to use the title company they select, however this is a bad idea. In many cases the builder has an ownership or financial interest in the title company (which is generally disclosed) or, at a minimum, a strong business relationship with a particular tile company, either of which may cause a title company to "insure over" a problem or defect on the title. Some would argue, why worry if you have title insurance, what do you care? The thing to remember is, just because the builders recommended title insurance company agreed to "insure over" some issue to facilitate the closing for the builder, that another title insurance company, or even the same one, be willing to insure over the same problem for the new buyer when you go to sell.
Stake survey - Make sure you get a full boundary, stake survey and there are not any encroachments. Many builders try to get you to accept the survey from their surveyor however, I would opt to obtain a survey from a different survey company. Errors or inconsistencies are more likely to be discovered by a company that is not the company that made the mistake to begin with perhaps.
Review the subdivision indentures and restrictions prior to signing a contract, or make your contract contingent upon a review of these. Some subdivisions have restrictions that are just crazy...you may not be able to paint a shed in your back yard without approval of the color, you may not be permitted to have a fence, pets may be restricted, the parking of cars, campers, trucks may be restricted, etc. You may love all the rules or you may find you wouldn't want to live with them. Find out up front, not after you move in.
Choose the right lender - Don't just shop rate! With the help of your buyers agent, talk with local lenders that have extensive new home experience with good loan programs for the new home buyer. This is a much different purchase than an existing home and you will need the ability to lock in your rate longer as well as have a loan commitment that is good for an extended period of time.

I'm Dennis Norman, one of the broker-owner's at MORE, REALTORS. I have lived in St Louis all my life and have been in the real estate business ever since graduating high school in 1979. My background includes investment, buying and selling over 2,000 homes as well as development, building and developing over $50 million worth of new homes, condos and town homes in St. Louis.

Phone (314) 332-1012
Email: Dennis@MO-RE.com
www.STLREcom

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19027597 MLS

238 Cleta, Ballwin $305,000

Hurry!! Pristine Condition in Pristine Location. This Home is the Description of Curb Appeal New Roof, New Shutters, California Hard Wood Deck, Vinyl Siding, Soffits and...

3 Beds
2.5 Baths
19027954 MLS

2560 Forest Glen, Pacific $425,000

CUSTOM RANCH HOME on almost an acre located in a Gated Community. Great 5 bedroom home with upgraded features and beautiful wood floors. The gourmet kitchen has high end...

5 Beds
3.5 Baths
19009978 MLS

231 Saint Andrews, St Albans $719,000

Stunning Atrium Ranch w/countless luxury updates & custom amenities+situated on 1.25 acre peaceful setting w/spectacular views! Experience the feel of a grand entrance fr...

4 Beds
3.5 Baths
19027674 MLS

246 Thorn Brook, O'Fallon $305,000

This 2 years young home is in search of a new owner, is that you? With tasteful touches galore, all this home requires is you. The fully tiled main level screams durabi...

3 Beds
2 Baths
19026908 MLS

10501 Saint Henry, St Ann $98,500

Adorable brick home in the City of St. Ann w/Pattonville schools!This lovingly cared for home has upd systems & tons of organizational space saving features.Fashionable d...

2 Beds
1 Baths
19027974 MLS

6238 Vista View, House Springs $269,900

Beautiful Jones Build Home...FOUR big bedrooms, over 3000 square feet of living space! Fresh paint, neutral colors, updated/upgraded kitchen, with attention to details t...

4 Beds
2.5 Baths
19024833 MLS

4642 Leona, St Louis $99,900

Looking for that south city charm? Look no further! This quaint 2 bedroom, 1 bathroom home has just the charm matched with modern/updated amenities located on a quiet str...

2 Beds
1 Baths
19026144 MLS

403 Van Buren, Wentzville $299,900

This HUGE 4 BR 4 BA 2-story home has 3 levels of living space that total approx 4,000 SF! Step inside to the open foyer w/wood floor, very spacious living rm & formal din...

4 Beds
3.5 Baths
19027922 MLS

14848 Brook Hill, Chesterfield $865,000

Rare opportunity to own a vaulted great room ranch in desirable Brook Hill Estates! This 4 bedroom, 3.5 bath home is a sprawling 5400+ finished sq ft! Gleaming hardwood f...

4 Beds
3.5 Baths
19027494 MLS

1120 Lancaster, St Charles $270,000

WELCOME HOME! Warm & inviting 2-story on large lot within an established neighborhood with mature trees. HUGE KITCHEN opens to the family room & features an island, break...

5 Beds
3.5 Baths
19027825 MLS

3119 Shady Glenn Estates, Wildwood image

3119 Shady Glenn Estates, Wildwood $640,000

This gorgeous atrium ranch style home is an absolute MUST SEE. Words & photos cannot begin to describe this beautiful Wildwood property. Upon arriving, you’ll be drawn to...

4 Beds
4.5 Baths
19026689 MLS

2212 Riverwood Trails, Florissant — Riverwood Place Condo One $114,900

Wow! This terrific condo is sure to impress. You'll appreciate the immaculate, move-in condition. Open floor plan w/exquisite, newer, hickory wood floors throughout the m...

2 Beds
1.5 Baths
19027716 MLS
Riverwood Place Condo One Bldg.

3516 Arkansas, St Louis $130,000

Make your 1st Home a fully renovated, Energy Star Home! Your new beginnings are right here, in South City's Gravois Park Neighborhood! Enjoy the maintenance-free pleasure...

3 Beds
2.5 Baths
19028014 MLS

1540 Garden Valley, Glencoe $789,000

The luxury of space can be yours in this 1.5 story in Garden Valley farms that offers SIX BEDROOMS! 6BRS, 5.5baths and finished W/O LL translates to 5400+ finished SF! Th...

6 Beds
5.5 Baths
19027861 MLS

4432 Brenton, St Louis $79,900

This house was striped down to the bricks and rebuilt, all new framing, wiring, plumbing, insulation, drywall, paint, carpet, tile etc, tankless water heater for low ut...

3 Beds
1 Baths
19028008 MLS

749 Agean, Ballwin $289,900

Delightful ranch style, brick home, with lots of extras and magnificent location. Situated close to Hwy 141 and Clayton Road, you will have easy access to all the conven...

3 Beds
2.5 Baths
19027773 MLS

Hwy VV, New Haven $473,088

Here is a great chance to own some good hunting ground, weekend retreat or a place to build your home. The 132 acres is a mixture of hardwoods and cedar thickets. One of ...

0 Baths
19024279 MLS

Hwy CC, Leslie $88,580

Laying just south of Leslie, MO the property is off blacktop and offers seclusion on 3 of the 4 sides. It is rolling hills with a mixture of hardwoods, cedars and open gr...

0 Baths
19024304 MLS

9525 Trescott, St Louis $92,500

Don't miss your opportunity to own this fantastic ranch nestled on a large corner lot with easy access to many major highways! The covered front porch welcomes you home &...

3 Beds
2 Baths
19027820 MLS

5010 North Broadway, St Louis $59,900

None

0 Baths
19028007 MLS

4021 Iowa, St Louis $450,000

This is a former catholic school, most recently used as a private art institute. There are no deed restrictions as is the case with many other former, usually public, sc...

0 Baths
19028002 MLS

31 Elderwood, Fenton $259,900

BRICK RANCH 3 BED/3 BATH HOME ON ALMOST 1/2 ACRE QUIET CUL-DE-SAC LOT IN LINDBERGH SCHOOLS! Features fresh paint throughout, all newer carpet, 6-panel doors, marble windo...

3 Beds
2.5 Baths
19026315 MLS

5322 Wilson, Oakville $432,990

The Waverly features 3 bedrooms, 2 bathrooms, and a 3 car garage. This home offers an open layout with 9’ ceiling on the first floor. Hardwood Floors extend throughout th...

3 Beds
2 Baths
19027982 MLS

1118 William Penn, Wentzville $272,990

This To-Be- Built Canterbury is “top of the line” in our Ranch style floor plans from Rolwes Company. This home offers a split, 3-bedroom layout, 2 bathrooms, main floor ...

3 Beds
2 Baths
19027991 MLS

5331 Wilson, Oakville $406,990

4BR, 2.5BA, 3CAR, 9' First floor ceiling; Great Room with woodburning Fireplace with marble surround; Open Kitchen with Whirlpool dishwasher, range, and microwave, large ...

4 Beds
2.5 Baths
19027972 MLS

1302 Dominica, St Louis $54,900

WOW! ATTENTION INVESTORS AND DEAL LOVERS! MOVE FAST; THIS DEAL WILL NOT LAST LONG! Hardwoods, fenced backyard. 3 bedrooms upstairs, partially finished basement with r...

3 Beds
1 Baths
19027987 MLS

13024 Midfield, St Louis — Windsor Park Two A Village Of Polo $201,000

Please refer to HUDHomestore for the most recent bidding Period details and information on this property. HUD Acquired Property. Property being sold 'AS IS'. All utiliti...

3 Beds
2 Baths
19027835 MLS
Windsor Park Two A Village Of Polo Bldg.

3741 Telegraph, Arnold $50,000

Rehab opportunity in Arnold situated on .78 acres! This is currently a 2 bedroom but can easily be a 3 bedroom! This home features a large kitchen and newly paved drive...

2 Beds
1 Baths
19011696 MLS

11311 Clayton, St Louis $480,000

BUILD YOUR DREAM HOME. Level building site in Frontenac is a perfect setting to build your dream home and it is value priced. According to Realist the site is 1.28 acres...

0 Baths
19027906 MLS

4320 Hollow Brook, Florissant $185,500

Welcome to 4320 Hollow Brook Ct. Located on a cul-de-sac in a quiet subdivision approximately 12 years old. This home was build new construction and specifically design...

2 Beds
2 Baths
19027816 MLS

2204 Weber Heights, Washington $52,500

Are you ready to build your dream home? Check out this nice corner lot in Weber Estates! It is centrally located in town and close to several amenities including shopping...

0 Baths
19027144 MLS

961 Chapelwood, Kirkwood $877,990

Stunning Builder display in private 10 home enclave in Chapelwood Estates, Kirkwood. Gorgeous exterior elevation w/ 3 car garage & 8' tall double doors. Interior boasts v...

4 Beds
3.5 Baths
19027995 MLS

920 Evans, Kirkwood $739,900

SHOWINGS START AT 12:30PM SATURDAY!! Another Striking Home Just Completed by MRM Manlin Development Group! Fabulous Location~ Walking Distance to Downtown Kirkwood. 5 Be...

5 Beds
3.5 Baths
19027358 MLS

8702 Wales, St Louis $29,000

Large 3 Bedroom house nestled in a quiet neighborhood with a covered carport allowing you to park right outside your door! Has an bonus room that could be utilize as a of...

3 Beds
1 Baths
19027204 MLS

13531 Suson Forest, St Louis $335,000

Spectacular 2 yr old Villa with a stunning all season room and finished areas in lower level. There's lots of space in this home for entertaining during special occasions...