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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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TBB Madison@Carlton Glen, Wentzville image

TBB Madison@Carlton Glen, Wentzville $238,900

Welcome to Carlton Glen Madison * Base Price * Offering an open Kitchen with a breakfast bar, Whirlpool appliances and large pantry, Breakfast Room with optional walk out...

3 Beds
2 Baths
19057527 MLS
ACTIVE Status

1346 Woodgrove Park, O'Fallon $285,976

New Home in a Hurry! This “Hickory” ranch plan is one of our most popular models. This home features 4 B.R. & 2 Baths, with a spacious Great Room that opens up to the Kit...

4 Beds
2 Baths
19056041 MLS
ACTIVE Status

16944 lake meadow, Chesterfield $1,081,000

New Ranch model on gorgeous walk-out lot in the new community of Fienup Farms by Prestige Custom Homes. This 4 bedroom, 4 bath home boasts 3 car side entry garage, 9' fo...

4 Beds
4 Baths
19055475 MLS
ACTIVE Status

634 Creek Bend, Lake St Louis $351,501

New Home in a Hurry -- BACKS TO TREES! New 2 Story Home in a Hurry. Sequoia Model by McBride Homes. This popular model includes: 3 Car Garage, Cape Cod Grey Siding, 9Ft ...

4 Beds
2.5 Baths
19056287 MLS
ACTIVE Status

1519 Koch, De Soto $115,000

Just Started the second Villa for Koch Lane. Builder just starting construction and will be completed in 6 months. Brand new Villa on the edge of town. Garage with gar...

2 Beds
1 Baths
19055851 MLS
ACTIVE Status

38 Sonoma, St Charles $267,500 ▼

Immaculate 2 story corner lot in the sought after Vineyards subdivision in Francis Howell. This is a spacious 4 bedroom, 3 bath home with over 2,000 Sq. Ft. of living sp...

4 Beds
2.5 Baths
19055932 MLS
ACTIVE Status

101 pomodora, Wentzville $349,900

This home has it all! Exterior includes over $10k in landscaping front and back fully sodded with irrigation system! Brick and stone front with oversized three car gara...

3 Beds
2 Baths
19056285 MLS
ACTIVE Status

107 Hidden Bluffs, Lake St Louis $336,198

New 2 Story Home in a Hurry. Nottingham Model by McBride Homes. This popular model includes: 3 Car Garage, 42" Tall Level 3 Benton Sarsaparilla Kitchen Cabinets, Kitchen...

4 Beds
2.5 Baths
19056171 MLS
ACTIVE Status

17453 Wyman Ridge, Eureka $320,621

New Home in a Hurry available by McBride Homes. This popular Royal II floor plan will wow you from the moment you enter the beautiful two story foyer. The open main level...

4 Beds
2.5 Baths
19053948 MLS
ACTIVE Status

301 Wild River, St Paul $284,900

This home is currently under construction & will be available in mid September. This 3 Bedroom, 2 Bath Ranch home has a 3 car garage with a 2' extension. This home has...

3 Beds
2 Baths
19053120 MLS
ACTIVE Status

Lot #10 Muirfield, O'Fallon $408,095 ▲

McKelvey’s Newest Ranch Floorplan. Great Room is open to Kitchen and Hearth Room. Windows flank the fireplace on the back wall of the Great Room. Picture yourself working...

2.5 Baths
19054245 MLS
ACTIVE Status

Lot #85 Sandfort, St Charles $408,786 ▲

McKelvey’s Newest Ranch Floorplan. Great Room is open to Kitchen and Hearth Room. Windows flank the fireplace on the back wall of the Great Room. Picture yourself working...

2.5 Baths
19054249 MLS
ACTIVE Status

27 Wilmer Valley, Wentzville $372,377

A secluded location featuring rolling hills, winding streets, walking paths, and a pond with abundant green space. Coming Soon! The Lancaster- A spacious 2 story on a wal...

4 Beds
2.5 Baths
19055688 MLS
ACTIVE Status

25 Wilmer Valley, Wentzville $334,755

The Manors at Wilmer Valley- This beautiful and secluded location features rolling hills, winding streets, walking paths, and a pond with abundant green space making this...

3 Beds
2 Baths
19055546 MLS
ACTIVE Status

331 Cimarron Valley, Wentzville $286,750

1,000 Agency Bonus with accepted offer by Sept.30,2019 Gorgeous Atrium Ranch...Move in ready...Fantastic view from back, surrounded by trees and double covered deck from...

3 Beds
2 Baths
19055346 MLS
ACTIVE Status

1706 Preston Centre, Fenton — Preston Pointe $264,000 ▼

Classy ranch style villa placed on beautiful home-site backing to trees. This former display has 2 large bedrooms, 3 baths and 2-car garage. Vaulted ceilings in the Livin...

2 Beds
3 Baths
19054880 MLS
Preston Pointe Bldg.
ACTIVE Status

1409 Fairbrook, Des Peres $1,035,000

Spectacular modern farmhouse 1.5 story under construction by Boulevard Custom Homes. This 4 bedroom, 3.5 bath, home features astounding finishes which include a 3-car si...

4 Beds
3.5 Baths
19045820 MLS
ACTIVE Status

612 Bismark UC, Webster Groves $749,000

Quality new home construction by Schindler Homes LLC on a deep lot in convenient Webster Groves location. 5 Bed, 3.5 bath, 3,248 sq/ft total living area, two-story home (...

5 Beds
3.5 Baths
19047725 MLS
ACTIVE Status

5270 Bryncastle, St Louis $499,000

Beautiful custom 4 bedroom 2 1/2 bath story and a half home to be built by Whalen Custom Homes. This plan or other custom plans can be built on any of the 4 available 1/2...

4 Beds
2.5 Baths
19045312 MLS
ACTIVE Status

5258 Bryncastle, St Louis $475,000

Beautiful custom 3 bedroom 2 1/2 bath ranch home to be built by Whalen Custom Homes. This plan or other custom plans can be built on any of the 4 available 1/2 acre + LEV...

3 Beds
2.5 Baths
19054410 MLS
ACTIVE Status

510 Stonewolf Creek Drive, Wentzville image

510 Stonewolf Creek Drive, Wentzville $467,400

STONEWOLF CREEK CONSTRUCTION HAS BEGUN!!!! Stop by our display in the Silver Pine Ridge Neighborhood off Hepperman Rd to see the quality that Aiello Homes, Inc offers! UN...

3 Beds
2.5 Baths
19054406 MLS
ACTIVE Status

8 Rockshire Landing, Herculaneum $199,900

New Home being built* Lots of Upgrades Have Been Added To This Home* Don't Miss How Big All The Bedrooms Are** Approx completion is the end of Aug. Open Floor Plan* Coffe...

3 Beds
2 Baths
19049756 MLS
ACTIVE Status

1309 Silver Fern, Lake St Louis $499,950

NEW CONSTRUCTION by Payne Family Homes in a spectacular tree lined setting in the stunning Bluffs at Crimson Oak neighborhood! This 3 BD, 2 BA ranch has 1,932 s/f of open...

3 Beds
2 Baths
19048934 MLS
ACTIVE Status

1601 Mcquade, St Peters $369,900 ▼

Located in highly desired Avondale Heights. 100 yards from Emge Elementary. Exceptional 3,194 square feet former display home on beautifully landscaped lot! This move in ...

4 Beds
3 Baths
19054082 MLS
ACTIVE Status

17447 Wyman Ridge, Eureka $281,733

NEW HOME IN A HURRY! The open floor plan provides the perfect entertainment space in the common areas while the bedrooms provide just the right amount of privacy and comf...

3 Beds
2 Baths
19052534 MLS
ACTIVE Status

Lot 655 Stone Ridge Canyon, Wentzville image

Lot 655 Stone Ridge Canyon, Wentzville $304,900

The Alta Model is Spacious & open w/ SPLIT BEDROOMS. 9 ft. Ceilings Through out, Box Tray Ceiling w/Custom Trim in MBr; Custom Cabinetry w/Quiet Close Hinges, Island w/O...

3 Beds
2 Baths
19053599 MLS
ACTIVE Status

1558 Cascade, Eureka $305,562

NEW HOME IN A HURRY! This popular Royal II floor plan will wow you from the moment you enter the beautiful two story foyer. The open main level floor plan provides the pe...

4 Beds
2.5 Baths
19050975 MLS
ACTIVE Status

2301 Parc Saint Mitre, St Charles — The Villages of Provence $389,900

Stunning BUILDER DISPLAY HOME! Enjoy FREE STANDING, LOW MAINT LIVING in The Villages of Provence by Fischer and Frichtel. Featuring 2 BD, an Office, 3 BA, 2,454 s/f, a fi...

2 Beds
3 Baths
19049142 MLS
The Villages of Provence Bldg.
ACTIVE Status

1420 Riverdale Manor, St Paul $384,900 ▲

This 3 bedroom Ranch home has a 4 car garage w/ Carriage style insulated, 8' tall garage doors & is 2' deeper for plenty of storage. The Kitchen has a 96" long Island, G...

3 Beds
2 Baths
19050451 MLS
ACTIVE Status

2796 Earth Crest, Washington $367,000

Been searching for that new home on that perfect walk-out lot backing to trees with a flat driveway?? What if the builder was to throw in a ton of upgrades as well?? Well...

3 Beds
2.5 Baths
19051319 MLS
ACTIVE Status

2183 Windswept Farms, Eureka $213,017

New Home in a Hurry! Move in ready October 2019 - Popular Summerfield ranch floor plan. Kitchen features upgraded 42" tall cabinets, an extended countertop peninsula, an...

2 Beds
1 Baths
19050991 MLS
ACTIVE Status

1516 Cascade, Eureka $279,151

NEW HOME IN A HURRY. Aspen II ranch home features generous kitchen cabinetry for ample storage plus walk in pantry & loads of counter space. Kitchen, dining and great roo...

3 Beds
2 Baths
19050962 MLS
ACTIVE Status

2345 Rutger, St Louis $499,900

Welcome to historic Lafayette square! Love Lafayette Square but don't want an older building with unknown maintenance costs? Love the architecture, but don't want to sacr...

3 Beds
2.5 Baths
19013398 MLS
ACTIVE Status

416 Dusty Brook, O'Fallon $246,323

New Home in a Hurry. 2 Story backing to common ground. The Berwick Model by McBride and Son Homes. Move In Ready Late Summer, Partial Walkout Basement, Storm Siding with ...

3 Beds
2.5 Baths
19051044 MLS
ACTIVE Status

3 Hidden Bluffs, Lake St Louis $243,836

AVAILABLE LATE SUMMER, this popular Aspen II model ranch with Craftsman elevation and architectural roofing, features 3 bedrooms and 2 baths, vaulted ceiling, Open Stairw...

3 Beds
2 Baths
19050876 MLS
ACTIVE Status

5056 Eagle Wing, Eureka $291,283

New Home in a Hurry available by McBride Homes. Perfect Berwick Modle floor plan, placed on Beautiful lot that backs to trees. . The open main level floor plan provides t...

4 Beds
2.5 Baths
19050270 MLS
ACTIVE Status

330 Haycastle, Lake St Louis $443,300

NEW CONSTRUCTION by Payne Family Homes in the desirable Shady Creek neighborhood! This 4 BD, 2.5 BA, 1.5 story has 2,779 s/f of impressive living space & a dynamic, open ...

4 Beds
2.5 Baths
19047300 MLS
ACTIVE Status

102 Pomadora, Wentzville $409,900 ▼

Stunning New Build in the Prestigious and Brand New Subdivision of Hampton Grove! Come view this gorgeous home recently completed and loaded with luxurious options includ...

3 Beds
2 Baths
19050688 MLS
ACTIVE Status

2205 Koerner, Washington $265,000 ▼

Move in READY! Spacious open floor plan with hardwood throughout. Vaulted ceilings and an island kitchen, modern decor and a beautiful exposed aggregate covered patio on...

3 Beds
2 Baths
19050352 MLS
ACTIVE Status

5100 Barter, St Charles $372,312

With 2432 sqft this 4 Bedroom, 2.5 bath Two Story has a large open First Floor Plan, Enlarged Full Front Porch and Huge Back Yard. The home is being designed with an Enl...

4 Beds
2.5 Baths
19050464 MLS
ACTIVE Status

323 Wilmer Valley, Wentzville $480,683

GORGEOUS RANCH, NEW CONSTRUCTION BY FISCHER AND FRICHTEL, FANTASTIC WENTZVILLE LOCATION! This 3 BD, 2.5 BA, 2,662 s/f ranch has a smart, open floor plan and fantastic fin...

3 Beds
2.5 Baths
19047285 MLS
ACTIVE Status

226 Pevely Farms, Eureka $699,500 ▼

Stunning, NEW CONSTRUCTION, inventory home in the impressive Forest at Pevely Farms neighborhood by Payne Family Homes! The Eads is an innovative ranch plan w/4 BD, 3.5 B...

4 Beds
3.5 Baths
19044466 MLS
ACTIVE Status

317 Wardenburg Farms, Wildwood $2,750,000

Newly Completed! Amazing 7,900 Sq Ft Stone Manse w/porte-cochere, 6-car garage, 3 acres w/breathtaking views in Wardenburg Farms. Grand 12ft ceilings. Exquisite walls of ...

6 Beds
6.5 Baths
19050009 MLS
ACTIVE Status

317 Wardenburg Farms, Wildwood $2,750,000

Newly Completed! Amazing 7,900 Sq Ft Stone Manse w/porte-cochere, 6-car garage, 3 acres w/breathtaking views in Wardenburg Farms. Grand 12ft ceilings. Exquisite walls of ...