From Breaking Ground to Walk Through

A Consumer Reports investigation discovered that 15 percent of new homes have serious problems, some of which don’t show up until months or years after move-in. Once your close on your loan, the house is yours — so be sure your expectations and the sales contract specifications have been met, warns the National Association of Home Builders. Here are several things to stay on top of as the home goes from blueprints to reality.
1. Fulfill your (realistic) dreams
If you’re building your own home, get it right before ground is ever broken. If you’ve always wanted a house where sun streams in through huge living room windows, then putting your house on a shady forest lot and downgrading to smaller windows to save money isn’t going to meet your expectations. A good architect and builder will help you get as close as possible to your dreams within your budget and the realistic constraints — and will make sure you know when you’re not getting something you wanted. To be safe, make a wish list of all the things you really want in a house — and mark them off as they’re drawn into your new home or cross them off if they don’t make the cut.

2. Site the house properly
You can do plenty of things to build efficiency and low maintenance into a house – but the way it sits on your lot can play a big role. Lots of south-facing windows can help heat the home in the winter (but be sure you can cover them up in the summer). But those windows won’t help much if that south side is covered with trees that block the light. If you’ve chosen a lot with a lake, is the house designed to truly give you the best views from the right rooms? Is the lot designed properly, with the ground sloping away from the house? If not, expect water damage. Does water slope away and then puddle in particular areas of your yard? Are gutters designed well enough to get water away from the foundation? (Use a hose to check, if necessary.) Even drainage means fewer problems.

3. Triple-check the architect and builder
Do a Google search, call your local Better Business Bureau, check your local newspaper’s archives, and inquire at your city or county’s planning/building/zoning department. You don’t want to move forward with a builder who has a spotty reputation. Other places to check: Homeowners for Better Building , where dissatisfied individuals exchange information about problems and solutions. Your city’s building inspection department can also help you learn what types of problems typically crop up in your area — whether its mold, problems with a certain type of siding, drainage issues, etc. Be aware that many of these building inspectors are notoriously overworked, and that some builders find ways to get around the required permits and building standards.

4. Ask about materials and construction methods
Consumer Reports discovered that faulty foundations, moisture intrusion, and shoddy framing typically were at the root of new-home complaints. Homeowners discover the problems down the road when huge cracks start appearing, walls start rotting, and windows and doors don’t close right. Tiny cosmetic problems may crop up as a new house settles — but bigger issues like these are not a good sign. Make sure your builder knows you’re aware of potential defects and ask whether he’s using any products that have been the subject of consumer complaints or lawsuits. Be wary of builders who plan to construct your home too quickly. Today’s average is 90 to 120 days. But faster doesn’t always mean better; sometimes it means unfortunate shortcuts or less skilled workers.
 

5. Key in on construction details
Don’t ever hesitate to walk through your house during the many phases of construction. Workers should pay as much attention to detail on the parts of your house that will be covered with drywall and paint as those that will show once the home is finished. Look for things like expertly seamed drywall (if you can see the drywall tape after the skim coat goes up, you can bet you’ll see it after the paint goes on, too), molding that fits tightly in corners with no gaps, weather-stripping around doors and windows, perfect paint jobs, etc.
 

6. Be cognizant of change orders
Any time you change something after construction has started, you can expect to cough up more money. Keep an eye on your budget, because while little upgrades here and there are tempting, they add up quickly (not just for products, but many times also for labor). When you’re doing walk-throughs of the house at various stages of completion, be sure these changes have all been taken care of. Items that weren’t in the original plans often can be missed.
 

7. Embrace quality landscaping
Trees and shrubs can make a huge difference in your energy bills, so make sure a qualified landscape contractor is helping you with decisions. You don’t want tree roots to eventually impede your water lines, nor do you want their limbs to eventually grow into electrical or cable lines. And you don’t want to plant sun-loving flowering shrubs in the shade of a big tree. Will the plants you’ve chosen provide the appropriate screening from neighbors or noisy highways? Don’t just think about how the plants look now. Picture them 20 years down the road. Consider maintenance, too. Will you benefit from an underground sprinkler system? Will a hose and sprinkler reach to that bed of flowers you want to plant near the sidewalk? Do you have hose bibs where you need them — one close enough to wash your car in the driveway, others well placed on the front and back of the house?
 

8. Check everything
Use a small lamp or hair dryer to test every electrical outlet. Turn on every faucet and spigot, flush every toilet. Confirm that all appliances are working properly, including air conditioning and heat. Are carpet and other flooring installed to perfection? Were closets painted? Do all doors and windows open, shut and lock easily? Consider hiring an independent home inspection engineer. It may seem like an unnecessary additional cost — but it could save you thousands of dollars and headaches.
 

9. Know your warranty
The warranty on your home from your builder covers problems with workmanship and materials — but it doesn’t cover issues that crop up because you didn’t do your job as a homeowner. For instance, notes NAHB, if your roof starts leaking six months down the road because of faulty workmanship, your warranty would cover it. But if it’s leaking because water backed up in clogged gutters you never cleaned, the builder is not responsible for repairs. Oven on the fritz? Don’t call the builder; appliances usually have their own warranties.
 

10. Read those manuals
Sure, you’d rather rearrange your furniture than read owner’s manuals, but if you don’t learn precisely how your new appliances and other home gadgets work, you may inadvertently break them. Ideally, your builder will walk you through the operation of every appliance — but read the manuals to be safe.