Choosing A Builder To Construct Your New Home
The ads are everywhere! Every builder says he (or she) is the best and will build you the finest home for the least money. So how can you sort through all the choices and come up with the best one?
Some states require licensing, but do not take that as a guarantee that the person is a professional. In many states it only means he or she had enough money in the bank to qualify for bonding. It doesn't mean there was a test or that the builder is qualified. The bond will protect you a little, but if you have to fall back on it you will be in a state of extreme stress!
Research is your only reliable avenue to finding a good builder. There are several ways to do it, and I recommend you do them all.
- Ask for references and follow up on them. Go meet the people and see the houses. Talk to them about problems they may have had, home inspections that were done, and how satisfied they are.
- If this builder has done whole subdivisions, visit them. Stop and talk to the people. If you see a "For Sale" sign, stop and ask why they're selling and if they've had a home inspection yet. Tell them why you want to know. Most people will be glad to give you a report on their experiences.
- Visit sites where they are currently building. Stay out of the way of the workers, but observe the materials they're using and the way the crew interacts. Do they appear to be experts at their trade?
- Gossip. If you're looking in your home town, that's pretty easy. Just start asking friends what they know about different builders. If you get more good reports than bad, they're probably OK. If you're a stranger, stop at the coffee shops and chat with the waitresses and other patrons. You'll learn a lot.
Once you've narrowed the field, meet with your top choices. This is a person you will be working with for months, so make sure you feel comfortable.
Make sure all of your questions are answered clearly and that the person isn't "too busy" to carry on a whole conversation without having to stop to answer the phone. When you're paying for a house you deserve full attention (when it's your turn).
Show the builder your plans and ask for a time estimate from start to finish. Ask when he would be able to start. (You don't want to choose a builder and find out your place in line doesn't start for another 8 months.)
Once you've chosen two builders, you can ask for a bid on your plans. Be sure to tell each of them that you are getting two bids and be sure that all the little details are spelled out in your plans. If you have brand preferences, let them know. And be sure to ask for brand names in the bid. For instance, a Kohler toilet costs more than an off-brand toilet…
It isn't good to have too many questions unanswered.
You may not know yet about carpet, cabinets, lighting, etc. but the builder can specify an allowance for those items so you can see what the basic house will cost.
Lastly, tell the builder that you need the bid by a certain date. If he's too busy to do it on time, he'll be too busy to return your calls when you have a question or concern later.
When you get the bids, read them carefully to make sure they really are "apples and apples." Check brand names, materials specifications, etc. If you have questions, ask. Don't assume anything.
After building commences…
Be sure to return all calls from your builder promptly. Because it is impossible to spell out every minute detail, he or she may have a question that requires your answer before things can proceed.
When it is time to choose carpets, order cabinets, or specify lighting fixtures, do it on time. Your inaction could bring the whole job to a screeching halt.
Do visit the site and see the "innards" of your house going together.
Do NOT:
- Get in the way of the workers.
- Tell them how you would do it.
- Ask for changes.
If you see something you want changed, don't take it up with the plumber, the electrician or one of the carpenters. Find the contractor or the foreman and talk directly to them.
You will be in a hurry to move in, but try not to be impatient, and try not to blame the contractor when there are delays. The contractor cannot control the subcontractors, and sometimes they get behind and show up days late. The contractor also cannot control materials shipments. They sometimes show up late as well. When you become irate it only makes matters worse.
Relax, enjoy the process, and soon you'll be living in the home built just for you!
Click here to contact me if you have any questions.
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