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.
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 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.
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.
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.
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.
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.
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.
Dennis Norman
Direct: 314.332.1012
Email: Dennis@Mo-Re.com
My bio and complete contact info can be found here.
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- ACTIVE Status
Striking brick and stone front elevation and beautiful landscaping create high curb appeal for this stunning former display model! This atrium ranch features 4 bedrooms,...
- 4 Beds
- 3.0 Baths
- 17078964 MLS
- ACTIVE Status
New Home in a Hurry! READY NOW! Loaded with great features: Vaulted Ceilings in Kitchen, Master Bedroom, Family Room and Foyer. 36" Gas Fireplace w/ Mantel and Marble S...
- 2 Beds
- 2.0 Baths
- 17079893 MLS
- Amber Trails Bldg.
- ACTIVE Status
This Muirfield is move in ready and has our newest craftsman front elevation with a front porch on a large cul de sac homesite. The gourmet kitchen is in the center of t...
- 4 Beds
- 3.5 Baths
- 17079836 MLS
- ACTIVE Status
The Best in New Construction! Located in the heart of St Charles, this stunning and spacious home offers luxury and comfort. Amazing two-story great room with a wall of w...
- 4 Beds
- 4.5 Baths
- 17078819 MLS
- ACTIVE Status
Stunning Ranch With All The Extras! This beautiful display home is filled with advantages, including a fully landscaped & irrigated yard! The main level has 9' & 11' ceil...
- 3 Beds
- 3.5 Baths
- 17078781 MLS
- ACTIVE Status
New construction underway in Prime Kirkwood location!! Quality built by Pearl Construction! Another great new floor plan! 2 Story, 5 bedrooms, 3 ½ bath, 4100 sq ft total ...
- 5 Beds
- 3.5 Baths
- 17078315 MLS
- ACTIVE Status
NEW HOME IN A HURRY! This beautiful new two story floor plan is ideal for entertaining with an open concept kitchen, 4 Bedroom, 2 1/2 baths this new home includes: Grani...
- 4 Beds
- 2.5 Baths
- 17079602 MLS
- ACTIVE Status
New Villa Home in a Hurry. Open first floor plan with gourmet kitchen, raised breakfast bar, Vaulted Ceiling in Great Room, Kitchen and Dining Area, Walk-out lower level ...
- 2 Beds
- 2.0 Baths
- 17079331 MLS
- ACTIVE Status
New Home in a Hurry by McBride and Son Homes. This 2 story End Unit Row Home offers 2 bedrooms 2 1/2 baths and comes w/ rear entry garage. Includes full basement w/ 3/4 b...
- 2 Beds
- 2.5 Baths
- 17079259 MLS
- Commons at Maryland Oaks Bldg.
- ACTIVE Status
New construction underway in Prime Kirkwood location!! Quality built by Pearl Construction! Another great new floor plan! 2 Story, 5 bedrooms, 3 ½ bath, 4100 sq ft total ...
- 5 Beds
- 3.5 Baths
- 17078320 MLS
- ACTIVE Status
Brand New Flower Homes Signature Design due for completion in December 2017. This innovative floor plan features Master Suite and Guest Suite on the 1st floor and 2 more ...
- 5 Beds
- 5.5 Baths
- 17078675 MLS
- ACTIVE Status
Brielle Model - End Unit. NEW HOMES WITH OLD TIME CHARM * Beautiful architecture that creates an exterior appeal you can be proud to call home! Many included features: L...
- 2 Beds
- 2.5 Baths
- 17078703 MLS
- ACTIVE Status
The Brielle Model - Interior Unit. NEW HOMES WITH OLD TIME CHARM * Beautiful architecture that creates an exterior appeal you can be proud to call home! Many included fe...
- 3 Beds
- 2.5 Baths
- 17078701 MLS
- ACTIVE Status
Preston Model - End Unit. NEW HOMES WITH OLD TIME CHARM * Beautiful architecture that creates an exterior appeal you can be proud to call home! Many included features: L...
- 2 Beds
- 2.5 Baths
- 17078698 MLS
- ACTIVE Status
NEW CONSTRUCTION - JUST COMPLETED THE END OF SEPTEMBER, 2017. *5 BEDROOMS, 3.5 BATHROOMS. *3126 SQ.FT. WHICH INCLUDES 769 SQ. FT. IN THE FINISHED LOWER LEVEL. *9FT CEI...
- 5 Beds
- 3.5 Baths
- 17078161 MLS
- ACTIVE Status
4080 TOTAL SQUARE FOOT 2 STORY HOME - CRAFTSMEN STYLE HOME WITH 2 CAR GARAGE. *BRICK & STONE FRONT* THIS HOME HAS JUST BEEN COMPLETED AND READY FOR OCCUPANCY. *THIS IS A...
- 5 Beds
- 4.5 Baths
- 17078221 MLS
- ACTIVE Status
Be the first owner of this stunning, custom ranch on a 3.65 wooded, cul de sac homesite by Fischer and Frichtel Custom Homes. This executive ranch home has 3 BD, 2.5 BA, ...
- 3 Beds
- 2.5 Baths
- 17072687 MLS
- ACTIVE Status
Take advantage of close out pricing in this impressive 1.5 story home by Payne Family Homes in the Hawkins Ridge neighborhood. You will love this smart floor plan w/4 BD...
- 4 Beds
- 2.5 Baths
- 17067888 MLS
- ACTIVE Status
New Home READY NOW!! New 2 Story Home in a Hurry! Popular Royal II Model by McBride and Son Homes. Open design with 4 bedrooms and 2.5 baths includes: 9Ft Ceilings on the...
- 4 Beds
- 2.5 Baths
- 17078105 MLS
- ACTIVE Status
Welcome to Wilmer Valley by Consort Homes! The Lancaster - 4 Bedroom 2.5 Bath plus Bonus Room; 2 story is an open floor plan with no wasted space and designed to fit any ...
- 4 Beds
- 2.5 Baths
- 17078230 MLS
- ACTIVE Status
Welcome to Carlton Glen by Consort Homes! The ASHTON Built To Order is a 4 Bed 2.5 Bath open 2 Story that offers flexible living space including a separate Dining Room, s...
- 4 Beds
- 2.5 Baths
- 17078215 MLS
- ACTIVE Status
Welcome to Carlton Glen by Consort! The SIERRA a 2240 sq ft, 3 Bed, 2 bath RANCH home! This home features a dramatic great room, kitchen, separate dining, & breakfast roo...
- 3 Beds
- 2.0 Baths
- 17078204 MLS
- ACTIVE Status
Another spectacular development by UIC in the highly sought after Shaw neighborhood! The 4132 DeTonty display home is 1 of only 8 townhomes within the development. The 3 ...
- 3 Beds
- 2.5 Baths
- 17076965 MLS
- ACTIVE Status
This is McBride and Son’s popular two story floor plan called the Royal II. This home epitomizes the open floor concept with the kitchen/breakfast room flowing seemlessly...
- 4 Beds
- 2.5 Baths
- 17077993 MLS
- ACTIVE Status
BRAND NEW - Under Construction and READY IN DECEMBER. This is the one you’ve been dreaming of. Your friends will be envious when they walk in and see your new home. Stunn...
- 4 Beds
- 2.5 Baths
- 17077941 MLS
- ACTIVE Status
Brand New Home Under Construction. This beautiful brick front home will be ready to move into in December. This 4 bedroom home sits on a large lot. As you walk in, you wi...
- 4 Beds
- 2.5 Baths
- 17077933 MLS
- ACTIVE Status
The Bradford II offers 3 bedrooms and 2 baths and is popular for its open design. This model will be built with our standard features plus the following options: Three ...
- 3 Beds
- 2.0 Baths
- 17077830 MLS
- ACTIVE Status
Enjoy the benefits of NEW CONSTRUCTION with this 3 BD, 2 BA open and inviting ranch in the highly desirable Villages at Montrachet neighborhood by Payne Family Homes. Off...
- 3 Beds
- 2.0 Baths
- 17071972 MLS
- ACTIVE Status
None
- 3 Beds
- 2.0 Baths
- 17077529 MLS
- ACTIVE Status
None
- 3 Beds
- 2.0 Baths
- 17077509 MLS
- ACTIVE Status
A must see stone front fully landscaped fully sodded yard on a culdsac. This home is loaded with features from the custom elevation to upgraded ceramic tile floors and ...
- 3 Beds
- 2.0 Baths
- 17077500 MLS
- ACTIVE Status
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