New build tips and tricks

[Anonymous]

We're considering putting an offer in on a new build in Arlington that is supposed to be finished in the next month or so. Pretty much everything is already selected and looks okay to us. But it's our first time purchasing new construction. Any suggestions for things to think about or look for in contracting or considering a new build?

[Anonymous]

Try to get a thorough home inspection. In VA, anyone can claim to be a home inspector. I always look for one that is part of American Society of Home Inspectors (ASHI).

New builds can be tricky to evaluate. Many builders of a new house built on speculation ("spec house") focus money, time, and attention to finish items (examples: appliances, flooring, crown mould) that buyers can readily see. Many cut corners on the structure and on other things hidden behind drywall. It is important to remember building code is the minimum quality needed for safety. A really good quality house will be built better than the building code requires.

If possible, look closely at the insides of a house by the same builder that is not yet finished and does not yet have dry wall in place. That isn't ideal, but it is better than not looking at such an under construction house.

[Anonymous]

Also, look at their warranty. What is covered. What is not covered. Look for a builder that has been around a while; a warranty is useless if the builder closes shop.

[Anonymous]

I recommend Ed Snope for home inspection. He is incredibly detailed (plan to spend half a day with him).

Get references for recent buyers of the builder’s houses. Do a Zillow search for previous sales of the builder’s houses to get an idea on $/sf.

The house may be near done, but they will make some revisions to make the deal. Get dimmers on the lights, garage EV charger if you need it, smart doorbell, security cams, smart thermostats. Is there cosmetic stuff you want to change (light fixtures, landscaping)?

If you are negotiating with this builder, I suggest simultaneously finding a few other new builds and talk seriously with the builders about those houses. Get their marketingu material, house/build specs, warranty info. Throw it all in ChatGPT and see what it comes up with. See what the other builders are doing that you might want to ask your builder about.

Good Luck.

[Anonymous]

Anonymous wrote:Try to get a thorough home inspection. In VA, anyone can claim to be a home inspector. I always look for one that is part of American Society of Home Inspectors (ASHI).

New builds can be tricky to evaluate. Many builders of a new house built on speculation ("spec house") focus money, time, and attention to finish items (examples: appliances, flooring, crown mould) that buyers can readily see. Many cut corners on the structure and on other things hidden behind drywall. It is important to remember building code is the minimum quality needed for safety. A really good quality house will be built better than the building code requires.

If possible, look closely at the insides of a house by the same builder that is not yet finished and does not yet have dry wall in place. That isn't ideal, but it is better than not looking at such an under construction house.

Arthitect here. Home inspectors (AsHi cert means squat) are incompetent and miss so much. A joke. Good laughs for the builders. I recommend getting specialists to inspect the most critical items. Specifically, hire PE engineers to inspect your foundation, framing, grading - these are some the most critical components and inspectors can’t discern between a benign vs ominous crack in your foundation - a structural PE will know and will stamp their seal - this means something. The builder will respect that and it holds up in court. The home inspector, not. Read your home inspector report- the “inspector” absolve themselves of ALL liability. WTF? The PE hold a state license plus years of formal education, training. It will cost a bit more but well worth it imo

[Anonymous]

Who's the builder? There is much to be learned from those of us who have gone before as far as which builders should be trusted more than others. I'd start there. And also find out what their after-care plan is - ours had a 1-year thing where they fixed everything and then came out at the end and fixed nail pops, touched up paint, etc.

[Anonymous]

Anonymous wrote:Who's the builder? There is much to be learned from those of us who have gone before as far as which builders should be trusted more than others. I'd start there. And also find out what their after-care plan is - ours had a 1-year thing where they fixed everything and then came out at the end and fixed nail pops, touched up paint, etc.

30 day and then 1 year aftercare, like nail pops, etc.
10 year structural warranty.

It's one of MR Custom homes, Cherry Hill or Spring Street.

[Anonymous]

I think talking to folks who have used the builder is key. We used a builder that we knew several people who had built with, or bought from. It gave us a really good sense of what to expect if there were problems (there are always problems!) We have friends who built with another builder- house is gorgeous- but the builder literally blocked their number in order to not cover warrantied issues within the first year. It was a huge issue to get them to fix the problems- and again- there will always be problems.

[Anonymous]

Anonymous wrote:

Anonymous wrote:Try to get a thorough home inspection. In VA, anyone can claim to be a home inspector. I always look for one that is part of American Society of Home Inspectors (ASHI).

New builds can be tricky to evaluate. Many builders of a new house built on speculation ("spec house") focus money, time, and attention to finish items (examples: appliances, flooring, crown mould) that buyers can readily see. Many cut corners on the structure and on other things hidden behind drywall. It is important to remember building code is the minimum quality needed for safety. A really good quality house will be built better than the building code requires.

If possible, look closely at the insides of a house by the same builder that is not yet finished and does not yet have dry wall in place. That isn't ideal, but it is better than not looking at such an under construction house.

Arthitect here. Home inspectors (AsHi cert means squat) are incompetent and miss so much. A joke. Good laughs for the builders. I recommend getting specialists to inspect the most critical items. Specifically, hire PE engineers to inspect your foundation, framing, grading - these are some the most critical components and inspectors can’t discern between a benign vs ominous crack in your foundation - a structural PE will know and will stamp their seal - this means something. The builder will respect that and it holds up in court. The home inspector, not. Read your home inspector report- the “inspector” absolve themselves of ALL liability. WTF? The PE hold a state license plus years of formal education, training. It will cost a bit more but well worth it imo

We're past the point where an inspector could see framing or insulation, etc. It's all closed up. The foundation doesn't have cracks, at least anywhere visible and the rest is behind drywall or buried underground. I'm not sure what I'd be hiring them to even look at. If there was a crack, I'd have them take a look.

[Anonymous]

Anonymous wrote:

Anonymous wrote:Who's the builder? There is much to be learned from those of us who have gone before as far as which builders should be trusted more than others. I'd start there. And also find out what their after-care plan is - ours had a 1-year thing where they fixed everything and then came out at the end and fixed nail pops, touched up paint, etc.

30 day and then 1 year aftercare, like nail pops, etc.
10 year structural warranty.

It's one of MR Custom homes, Cherry Hill or Spring Street.

I'm the PP you replied to - we built w/ MR (though we were involved earlier in the process, from groundbreaking) and we're very happy. As are many others in our neighborhood who built with Matt. I can't speak to the others from a lived-in perspective but I read a LOT on here when we were in the process and those all seemed to be well-regarded.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Who's the builder? There is much to be learned from those of us who have gone before as far as which builders should be trusted more than others. I'd start there. And also find out what their after-care plan is - ours had a 1-year thing where they fixed everything and then came out at the end and fixed nail pops, touched up paint, etc.

30 day and then 1 year aftercare, like nail pops, etc.
10 year structural warranty.

It's one of MR Custom homes, Cherry Hill or Spring Street.

I'm the PP you replied to - we built w/ MR (though we were involved earlier in the process, from groundbreaking) and we're very happy. As are many others in our neighborhood who built with Matt. I can't speak to the others from a lived-in perspective but I read a LOT on here when we were in the process and those all seemed to be well-regarded.

(We're 5 years in our house btw)

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Who's the builder? There is much to be learned from those of us who have gone before as far as which builders should be trusted more than others. I'd start there. And also find out what their after-care plan is - ours had a 1-year thing where they fixed everything and then came out at the end and fixed nail pops, touched up paint, etc.

30 day and then 1 year aftercare, like nail pops, etc.
10 year structural warranty.

It's one of MR Custom homes, Cherry Hill or Spring Street.

I'm the PP you replied to - we built w/ MR (though we were involved earlier in the process, from groundbreaking) and we're very happy. As are many others in our neighborhood who built with Matt. I can't speak to the others from a lived-in perspective but I read a LOT on here when we were in the process and those all seemed to be well-regarded.

Thank you for sharing!

[Anonymous]

Most people buying new homes only looking at the finishes. Builders know this and will cut corners or cover up what giddy buyers can’t see (or care about oftentimes). The structural is absolutely critical, flaws you will live with - the cosmetic is vanity and most often homeowners upgrade at 15 years or so.

[Anonymous]

Anonymous wrote:Most people buying new homes only looking at the finishes. Builders know this and will cut corners or cover up what giddy buyers can’t see (or care about oftentimes). The structural is absolutely critical, flaws you will live with - the cosmetic is vanity and most often homeowners upgrade at 15 years or so.

. Hmm...The big three for us are location, lot and layout. Then a reputable builder.

Unless you do a much more expensive custom build, I'm not sure there are big differences in the structure of available spec homes in Arlington from the listed builders.

[Anonymous]

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:

Anonymous wrote:Who's the builder? There is much to be learned from those of us who have gone before as far as which builders should be trusted more than others. I'd start there. And also find out what their after-care plan is - ours had a 1-year thing where they fixed everything and then came out at the end and fixed nail pops, touched up paint, etc.

30 day and then 1 year aftercare, like nail pops, etc.
10 year structural warranty.

It's one of MR Custom homes, Cherry Hill or Spring Street.

I'm the PP you replied to - we built w/ MR (though we were involved earlier in the process, from groundbreaking) and we're very happy. As are many others in our neighborhood who built with Matt. I can't speak to the others from a lived-in perspective but I read a LOT on here when we were in the process and those all seemed to be well-regarded.

(We're 5 years in our house btw)

5 years with MR (also involved pre-ground breaking) and also very happy. Would absolutely use him and his team again for another build. And we know probably around 8-10 families that are also in MR homes and everyone is universally pleased.