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Ask These Questions Before You Sign Anything

After more than three decades in Northern Virginia real estate, I can tell you the model home is only part of the story. Buying new construction can be a great experience, and the buyers who have the best one are the ones who go in informed. Know what you’re buying beyond the model, what the incentives really mean, and where to look for red flags. They show up in resale and in new construction, and experience is what helps you spot them before you move forward.

The Role of Your Agent

The site agent represents the builder. That’s their job, and “good ones” are very good at it. A strong buyer’s agent knows how to work well with them. That means no ego, no contest over who’s smarter, and no “just sitting back” while the builder’s rep guides the buyer to the corporate inventory quotas. The goal is a clear, optimal deal where everyone understands what’s in the contract and expectations are met or exceeded.

Closing Cost Help: Know What It Means

Builders often offer closing cost incentives, and they can be valuable. Before you decide, ask:

• How much is the credit, and is it a flat dollar amount or a percentage of the price?
• What are the requirements to receive it? Often the full amount requires using the builder’s preferred lender and title company. Ask for that in writing.
• If you use the builder’s lender, what is the interest rate and what are the fees? Builders usually have a financial relationship with their preferred lender, which is part of how they structure the incentive. That’s a normal business arrangement. It just means you should understand what you’re getting.
• Can another lender offer a different rate? Get a competing quote, then compare the whole picture: rate, fees, and the credit together.

There’s no standard answer on whether the builder’s lender is the right choice. It depends on your goal. Are you protecting cash at closing? Keeping the monthly payment as low as possible? Building the best long-term position? A larger credit with a slightly higher rate can be right for one buyer and wrong for another. The key is running the numbers before you decide.

General Specifications

Standard packages vary from builder to builder, so start with what’s inside the walls, not just what you can see:

• What’s included in the standard countertop package, granite or quartz, and what counts as an upgrade?
• Are the bathroom countertops one piece or multiple pieces?
• What size is the water heater, and is it tankless or traditional?
• What size HVAC system is included, and what’s the SEER rating?
• What’s the energy efficiency rating on the windows, U-factor and SHGC?
• What’s the expected lifespan of the roofing materials?
• What’s the insulation R-value in the walls and attic?

These aren’t nitpicky questions. They’re the difference between a house that’s cheap to run and one that quietly costs you every month.

Flooring

Flooring is one of the most common places where upgrades add up:

• What flooring is standard throughout the house, and what are the upgrade options?
• Do bathroom, kitchen, and laundry room flooring differ from the rest?
• Is there an upgrade path to hardwood or luxury vinyl plank?