Buying new construction: what the builder's contract leaves out
A builder's purchase contract is written by the builder's own team, and it often gives the buyer fewer protections than a resale contract. Before you sign, read the completion and delay terms, the deposit refund rules, your right to independent inspections and the warranty claims process.
New homes are a good choice for many buyers. The point is to know what you are agreeing to, and to have someone on your side who has seen how builds run.
Four clauses to read twice
| Clause | What to look for | Why it matters |
|---|---|---|
| Completion date | An estimate, not a promise, in many contracts | Your lease or sale timing depends on it |
| Deposit | When it becomes non-refundable | Your money at risk if plans change |
| Inspections | Whether outside inspectors are allowed | The pre-drywall check is the most useful |
| Warranty | Length and how claims are made | Year-one items need a clear process |
Inspections the county does not do for you
Municipal inspections confirm code minimums. An independent inspector looks at the work on your house in detail, and the pre-drywall stage is the last chance to see wiring, plumbing and framing before they disappear behind walls.
Forms, plumbing rough-ins and grading.
Framing, wiring, ducts, windows and flashing.
A full inspection and written punch list.
A last check before the first-year warranty ends.
Keep a punch list with photographs and dates, and keep asking until each item is closed. We do this for every new construction client.
Register your agent on the first visit. After that, most builders will not let you add one.