Questions to Ask Your Builder

Choosing to build a home is a big decision. Finding the floor plan and location are the next big steps. Knowing how to choose a homebuilder makes all the difference between getting your dream home and enduring a nightmare. Knowing what questions to ask your builder will help you find the professional with the right skill, experience, knowledge, resources, and ethics. Homes by Taber recommends you get the answers to all of these questions.

How many years have you been in business?

Experience matters, of course, but you also want to know that this builder has the ability to stay in business. That longevity and stability means you can expect that the builder knows how to build a home and has been able to maintain a steady flow of customers.

Are you licensed and insured?

While general contractors and home builders in Oklahoma do not require a license, it is required of certain trades: plumbing, electrical, roofing, and mechanical. Be sure the builder is using licensed subcontractors so that your home is in skilled, reliable hands.

Insurance is required and protects you in the event of a problem. It’s best if the builder you choose carries the loan on the home while it’s under construction, until you reach the closing table. This way, the builder carries the liability instead of you being held responsible for any incidents. 

If you are building a new home under your own construction loan, it’s fair to ask for proof of insurance from all trades working on the home; the lender who is financing your home might require it. 

Do you offer a new home warranty?

There’s a vast number of pieces and parts that go into the construction of a new home. Your builder should provide a guarantee that the work was done correctly. You should be absolutely clear about the coverage being provided with the purchase of your new home. Normal wear and tear, for example, is usually excluded, while structural defects should be covered by the new home warranty. You should also know the term of the coverage and ask to review it in writing before the home closes. Some builders may not have an official written home warranty and warranty claims may be up to the builder’s discretion. 

Another fact to consider is whether the builder has a warranty department to take care of warranty claims on your new home. Most smaller builders don’t have dedicated warranty professionals to serve you after you close on your home so they utilize superintendents that are also responsible for building the homes. If the superintendent that built the home didn’t see a problem when they built it, they may not agree there is a problem to solve after you live in your home. Builders with seperate warranty departments are known to be more neutral when it comes to making decisions about a customer’s warranty issues and they have more time to focus on them.

Can I provide my own plans?

While you might be tempted to purchase plans and present them to a home builder, it’s a risky situation. You’ll be responsible for any errors in the plans—and it happens more than you might expect. Being the first and only person to have a specific floor plan built by a builder means you are the first and only guinea pig for that builder as well. If a builder does accept someone else’s plans, discuss the liability involved.

By choosing a builder’s plans, you know they have experience building that design, which not only prevents errors, but also contributes to the cost-efficiency. With volume buying, they can procure materials more affordably than one here and one there.

Do I need a construction loan?

If you build on a lot of your own, you’ll probably need to secure a construction loan before the work begins. When the home is ready for occupancy, you’ll convert the loan to a mortgage, which means you’ll have two closings. 

When you choose to build in a community or on a homesite that the builder owns, you usually pay only a deposit to get started. This “earnest money” can vary but is usually 1% of the home or a fixed amount around $5,000, depending on the builder. You close on the home just like you would with a used home, just once, when it’s completed.

Do you have a preferred lender? 

Be sure to ask the builder if they work with a preferred lender. These relationships are valuable because you’ll work with a mortgage lender who understands financing for a home under construction. They are experienced with when to submit certain documents, request an appraisal, and other important tasks that lead to a timely closing. The last thing you want is to use a lender that is known to miss a closing date because of mismanaged paperwork. You might also get the added benefit of closing cost credits from a preferred lender, so be sure to ask! 

Can you provide me with references from some of your homebuyers?

Don’t be swayed by the looks of the homes that a builder shows you. That’s the result. You want to know the story behind it. Was the builder timely and professional? Was the quality what the buyer expected? Did the price change during the construction process? How did the builder handle delays? A reputable builder will have online reviews for customers to read through and make an informed decision. Three factors to consider when reviewing builder’s online reviews 1). How many reviews are there? If there are only a few, the builder may not have much experience in building homes. This may also mean the reviews are from employees or even family members. 2). What is the overall star rating for the builder? Since building a home is one of the few remaining ‘made by hand’ products left, builders are not expected to have a perfect 5 star rating. However, it’s how they make it right to the customer that matters. 3). How recent are the negative reviews that may be left for the builder? Companies should improve the longer they are in business. If the negative 1 star reviews are from 5 to 10 years ago, this shows they have learned from their previous mistakes and improved to serve their customers better.

What standard features do you include in your homes?

“Standard” varies from builder to builder. You might look at a model home and fall in love with details—like crown molding, 3cm granite countertops, a gas fireplace that turns on with the flip of a switch, jetted tub, and high end tile backsplash—only to find out that they all cost extra. Get a list of the standard features included in the builder’s price by requesting a list, commonly referred to as a Schedule A, Standard Feature List, or an Included Feature List.
Ask your home builder what brands they include in their standard features so you know that your home is not going to be built “on the cheap.” Home builders that include quality, well known brand names are more likely to provide quality in other areas as well.  

If the home builder has their own Design Center, this is also a great way to know what features they include and offer without having to visit multiple vendor locations around the area. Design Centers allow customers to have the convenience of visiting one location to make all of their included feature selections.

How long does it take to build a home?

Ask for a timeline, start to finish, from the time you sign the contract. Is it six months? Eight? Ten? Oklahoma weather can sometimes get in the way, but a builder who takes on too many homes for the labor they have means a long wait for you. Home builders that are organized, have regular trades that are professional, and employees that can ensure the build is progressing on the set timeline will allow you to meet your move-in date.

Can I make changes or add upgrades once construction has started?

There are so many choices to make for your new home, which is exciting and can make you eager. It’s good to know how a builder handles changes along the way and when you are supposed to make the builder aware of any of those changes.

Some changes can be accommodated, but you’re better off to avoid them. If you decide you want different cabinetry, for example, and it hasn’t been ordered, then you can probably get your way. If cabinets have already been ordered to fit within your set space, the cost to change them would be high. 

Any change can cost you money, and it might also cost in extra time. If you have any “what if…” in mind, discuss it with your builder before you finalize the design and design selections. A professional home builder should have a schedule they can share with you and will be able to set your expectations as to what selections need to be made by exact deadlines.

Who will be my contact during construction?

You should have one person who is available to answer your questions and keep you updated. Ask when that contact can be reached so you know ahead of time when your builder rep is accessible before hand (e.g., evenings and weekends). Professional building companies will have employees on their staff who are dedicated to customers so that you are not passed along from one trade or vendor to the next. Knowing who your go to contact is at the home building company before you go under contract will help you know what to expect during the build.

You should also find out how often this contact provides updates. A weekly update is a reasonable plan. Your builder might also be able to provide photos of the progress, possibly on an online platform or via weekly text messages. Depending on your situation, you may not be able to do a weekly driveby to see the home building progress and weekly pictures and updates are critical to keep you up to speed on the new home build.

Can I visit the construction site while my home is being built?

Of course, you want to see your home in progress! But there’s a difference between looking at it and trying to walk through a construction site whenever you please. Your builder should be flexible enough to allow you to come by on scheduled visits as long as it doesn’t interrupt the production schedule. It’s important to know that when building a new house, there are dangers that exist in the construction zone and if the builder is carrying the loan on the build, they are also liable for any injuries that may occur. For this reason, they may ask you to schedule a time to walk through the site with your designated builder rep. A falling board or a nail sticking out of the ground can turn a fun walkthrough into a trip to the ER.

Homes by Taber would like you to consider us to build your home in the Oklahoma City area. We’ve been in the business for 20 years and can give you tours of our homes and provide customer testimonials. Take a look at the new homes for sale in Edmond, Piedmont, Yukon, Mustang, Moore, and Norman. Then talk to Frankie Lewis for all the answers you need!