Before You Build: Questions for Your Homebuilder Part 1
So, you’ve decided to build a home and you have a million questions for your homebuilder. Or, maybe, you don’t know where to begin. Whether the person in charge of building your home is a contractor, general contractor, homebuilder, construction manager, or a team of people, starting the relationship off right with good questions is key. That’s why we have curated a list of contractor questions to get the job started off right.
10 Contractor Questions Before You Build
- What are the basic steps of building a home?
This is a great first question to ask after you have chosen your contractor. Knowing the basic steps and process will help you track progress. Keep in mind some of these steps could happen around the same time or might differ depending on your situation. Most major steps in construction also requires inspections before the next step can move forward. So, let’s break this down:
- Clearing your land to remove trees, brush, grass, and anything else that's in the way.
- Laying your foundation whether that be concrete, pier and beam, etc.
- Framing your house including flooring, walls, and ceiling.
- Finishing out all the roofing, windows, and siding after framing.
- Adding in all the plumbing, electrical lines, and connections as well as adding in your HVAC system.
- Insulation based on your needs and the climate where you live including in the walls and attic.
- Adding in the counters, cabinet tops, paint, trim, and all the finishes like faucets.
- Exterior finishes including landscaping, walkways, and driveways.
- Who do I talk to when there is a question or concern before/during/after construction?
Communication is key. Your homebuilder (or contractor, construction manager, etc…) will be your go-to person for all questions regarding your home, but they might refer you to other professionals if necessary. However, you might have to speak to your financial institution regarding loan information, your HOA if you have one, and your county for land or building permit questions.
- How long is the warranty and who handles the coverages?
Make sure that before you build you understand the ins and outs of your home warranty including when it expires, what it covers, and who will handle any problems after the home is completed. Note: A warranty is different than your home insurance. This warranty is for anything that might have happened during building.
- What are included features and what are upgrades?
Model homes usually have a mix of standard features and upgrades. Make sure you understand what comes standard, what features are upgrades, and what each upgrade costs. Also, some builders will give you allowances for you to source your own materials, but you pay a penalty if those items aren’t there when the builder is ready for them
- What are the stipulations regarding cancellation?
Sometimes, things happen in life that alter our plans. If you didn’t sell your house like you thought or you just can’t move, understand what you are responsible for and when and how to cancel your build. Different contractors have different requirements, so be sure you get it in writing. Also be sure to discuss a realistic timeline for completion and discuss how delays (like material or labor shortages) during construction are handled. Also note any penalties on the builder’s end for not meeting their obligations.
- How often should I visit the jobsite during the building process?
Seeing your home being built and the progress that is being made is exciting. How often you visit the jobsite might depend on where you are in the process. If you go every day in the beginning, you might not see major progress taking place as those details are easy to miss if you are not a contractor. Sometimes the lots where homes are being built don’t have a lot of room. You might show up on a day when the concrete truck, lumberyard truck, and a full crew are there and might not have any room for parking. Keep in contact with your builder on the best times to come visit the site, starting at maybe once a week and adding in more days as the project gets closer to finishing.
- What type of soil conditions are we dealing with and how will we plan for it?
The type of soil your lot has will impact what foundation your home can have. For example, clay soil can expand and shrink drastically making certain foundations shift more easily while rock soil, although it has a greater stability, may have other challenges during the building process. Discuss with your builder the type of soil you are dealing with and how it may affect your foundation.
- What is the payment schedule?
Builders don’t typically get paid all at once at the end of a project, but instead get paid throughout. This is because they have to get the materials and hire sub-contractors that all need to be paid in a timely manner. Will you be paying based on a set timeframe like payments every first of the month, will you be paying when big milestones are completed, or by progress of some other type? Know what your payment schedule is before building so there aren’t any delays.
- Will my home be Energy Star certified and what does that mean?
Energy Star is a bit of a buzzword around home energy, but it is a score that is given to buildings based on their energy performance. Scores are 1-100 and your score is a comprehensive look at the building’s assets, operations, and occupant behaviors. This score measures how well your home is doing compared to other similar homes. Speak with your builder about what you can expect as far as your score and your overall energy performance.
- What extras should I pre-wire for during building?
Asking yourself what features you’ll want to add in like speakers in the living room or a comprehensive security system before you build can make wiring those systems easier in the long run. Tell your builder what you want to add or what you may want to add in the future and ask what is possible to pre-wire with your plans. If you want an outlet for your TV in the stonework surrounding your fireplace, your builder will definitely want to know before that stonework is done!
- What are the basic steps of building a home?
This is a great first question to ask after you have chosen your contractor. Knowing the basic steps and process will help you track progress. Keep in mind some of these steps could happen around the same time or might differ depending on your situation. Most major steps in construction also requires inspections before the next step can move forward. So, let’s break this down:
- Clearing your land to remove trees, brush, grass, and anything else that's in the way.
- Laying your foundation whether that be concrete, pier and beam, etc.
- Framing your house including flooring, walls, and ceiling.
- Finishing out all the roofing, windows, and siding after framing.
- Adding in all the plumbing, electrical lines, and connections as well as adding in your HVAC system.
- Insulation based on your needs and the climate where you live including in the walls and attic.
- Adding in the counters, cabinet tops, paint, trim, and all the finishes like faucets.
- Exterior finishes including landscaping, walkways, and driveways.
- Who do I talk to when there is a question or concern before/during/after construction?
Communication is key. Your homebuilder (or contractor, construction manager, etc…) will be your go-to person for all questions regarding your home, but they might refer you to other professionals if necessary. However, you might have to speak to your financial institution regarding loan information, your HOA if you have one, and your county for land or building permit questions.
- How long is the warranty and who handles the coverages?
Make sure that before you build you understand the ins and outs of your home warranty including when it expires, what it covers, and who will handle any problems after the home is completed. Note: A warranty is different than your home insurance. This warranty is for anything that might have happened during building.
- What are included features and what are upgrades?
Model homes usually have a mix of standard features and upgrades. Make sure you understand what comes standard, what features are upgrades, and what each upgrade costs. Also, some builders will give you allowances for you to source your own materials, but you pay a penalty if those items aren’t there when the builder is ready for them
- What are the stipulations regarding cancellation?
Sometimes, things happen in life that alter our plans. If you didn’t sell your house like you thought or you just can’t move, understand what you are responsible for and when and how to cancel your build. Different contractors have different requirements, so be sure you get it in writing. Also be sure to discuss a realistic timeline for completion and discuss how delays (like material or labor shortages) during construction are handled. Also note any penalties on the builder’s end for not meeting their obligations.
- How often should I visit the jobsite during the building process?
Seeing your home being built and the progress that is being made is exciting. How often you visit the jobsite might depend on where you are in the process. If you go every day in the beginning, you might not see major progress taking place as those details are easy to miss if you are not a contractor. Sometimes the lots where homes are being built don’t have a lot of room. You might show up on a day when the concrete truck, lumberyard truck, and a full crew are there and might not have any room for parking. Keep in contact with your builder on the best times to come visit the site, starting at maybe once a week and adding in more days as the project gets closer to finishing.
- What type of soil conditions are we dealing with and how will we plan for it?
The type of soil your lot has will impact what foundation your home can have. For example, clay soil can expand and shrink drastically making certain foundations shift more easily while rock soil, although it has a greater stability, may have other challenges during the building process. Discuss with your builder the type of soil you are dealing with and how it may affect your foundation.
- What is the payment schedule?
Builders don’t typically get paid all at once at the end of a project, but instead get paid throughout. This is because they have to get the materials and hire sub-contractors that all need to be paid in a timely manner. Will you be paying based on a set timeframe like payments every first of the month, will you be paying when big milestones are completed, or by progress of some other type? Know what your payment schedule is before building so there aren’t any delays.
- Will my home be Energy Star certified and what does that mean?
Energy Star is a bit of a buzzword around home energy, but it is a score that is given to buildings based on their energy performance. Scores are 1-100 and your score is a comprehensive look at the building’s assets, operations, and occupant behaviors. This score measures how well your home is doing compared to other similar homes. Speak with your builder about what you can expect as far as your score and your overall energy performance.
- What extras should I pre-wire for during building?
Asking yourself what features you’ll want to add in like speakers in the living room or a comprehensive security system before you build can make wiring those systems easier in the long run. Tell your builder what you want to add or what you may want to add in the future and ask what is possible to pre-wire with your plans. If you want an outlet for your TV in the stonework surrounding your fireplace, your builder will definitely want to know before that stonework is done!
Your home is likely the most expensive thing you will ever buy and building just the one you want can be a wonderful milestone event if you’re working with the right person. Make sure it’s someone you can communicate easily with—you’ll both have a better experience.