The success of new-home construction begins and ends with choosing the right home builder. Of course you want to work with someone who has the skill, experience, and expertise to do the work efficiently and correctly. Choosing a builder who also has excellent communication skills and with whom you are comfortable working is also critical to a successful outcome. Asking the right questions when interviewing builders will help you make the right choice.
Can your builder answer the following questions to your satisfaction?
1. Are you licensed and insured?
Be sure the builder and all subcontractors are licensed and insured in the state where your home will be built. Ask to see the documentation and verify that it is current. Follow up with the state licensing board to make sure the builder is in good standing. A reputable contractor will gladly provide this information.
2. How long have you been in business and how many homes have you built?
Experience is the best teacher, and builders who have been at their trade for years and completed many projects have likely encountered a variety of issues. As a result, they know how to work efficiently and avoid mistakes, as well as how to react appropriately when unavoidable dilemmas arise.
3. May I have a list of references?
Many people ask for references and never follow-up. Talking to others who have worked with the builders you are considering can give you great insight not only into their ability to do the job, but also into that very important working relationship. Ask former customers about their experiences. Was the process smooth? What issues, if any, did they encounter and how were they resolved? How was communication handled? What, if anything would they do differently? Would they build another home with this builder?
4. Do you build only from floor plans you supply, or can I provide my own set of plans?
Some builders may only work with cookie-cutter plans, offering only a few options, as is often the case in planned developments. If you want a true custom or even semi-custom home, it is important to know how flexible the builder is on this point. On the other hand, a builder will be able to tell you whether or not the plan you are considering will work on the site you have chosen, and what changes or accommodations may be required. Not all home plans work in all locations, and adjustments may add significantly to the cost.
5. Can you build my home within my budget?
The buck stops here. Budget concerns play a key role in selecting a builder, but cost alone should not be the deciding factor. A good rule of thumb is not to go with either the lowest or highest bid, but rather to choose one that falls somewhere in the middle.
6. How long will it take to build my home?
Many factors impact the time it takes to build a home. If you have a specific deadline in mind, communicating that to the builder at the start is important so that everyone involved has the same expectations. Discuss items over which you have control in keeping construction moving along (i.e., timely decision-making and avoidance of last-minute changes), and that over which you have no control (i.e., weather, material or labor shortages).
7. What sort of warranty is offered?
Be sure to find out exactly what will be covered–and for what time period–as well as what isn’t covered. Gain a clear understanding of the responsibilities of each party relating to the home’s warranty. Obtain a written copy of the warranty. Make sure it is complete and that all your questions are answered to your satisfaction before signing a contract.
8. How are change orders handled?
Changes disrupt the execution of the home-building plan, and can result in delays and added expense, so it is important to work out as many details as possible at the start of the process, before any work begins. Some changes, however, are inevitable so it is important to understand how your builder handles them.
9. In what manner, and how often will we communicate about the home’s progress?
Establishing communication expectations up-front will avoid a lot of frustration on the part of both builder and buyer. Make sure the builder’s communication method (in person, by phone, text, or email) and frequency is in line with your preferences and expectations. Understand that–for safety reasons–you may not be permitted to visit the job site without prearranging it with the job superintendent.
10. What are the major energy-saving features of homes you build?
As green building practices become more widely implemented–both as options and in some cases as required by local building codes–you should understand how your builder addresses the issue of carbon footprint reduction. Consider the long-term effects of such implementation relating to the cost of home operation and overall comfort. Remember also that green building techniques and energy-saving appliances and features add value to the home when it comes to resale.