Buying New Construction in North Carolina: Inspections Still Matter

Buying a brand-new home can be exciting, but “new” does not mean “automatically perfect.” New construction has its own contract, construction schedule, inspection and warranty considerations. Buyers benefit from having a plan before the first meeting with the builder.

Start with the builder contract

Builder contracts can differ from resale contracts. Review the purchase agreement carefully and understand deadlines, deposits, selections, change orders, financing requirements, completion expectations and cancellation provisions. Ask your closing attorney to explain legal terms you do not understand.

Consider an independent inspection

A buyer may choose to hire an independent inspector during construction and/or before closing. Depending on the home's stage, buyers may consider a pre-drywall inspection, final inspection and additional inspections after systems are operating. The appropriate timing depends on the construction schedule and access allowed by the builder.

Do a detailed final walkthrough

Before closing, walk through the home using the builder's punch-list or orientation process. Check doors, windows, cabinets, fixtures, appliances, flooring, paint, plumbing fixtures, HVAC operation and visible finishes. Document items that need attention and understand how the builder handles warranty or punch-list requests.

Do not skip the neighborhood review

Look beyond the house. Review HOA information, future phases, amenities, road access, nearby development and the lot itself. A model home can look very different from the homesite you are buying.

Questions to ask a builder

• What is included in the base price?
• Which upgrades are optional and how are they priced?
• What are the expected construction milestones?
• What is the warranty process?
• Can my independent inspector access the home?
• What happens if completion is delayed?

Bottom line

New construction deserves the same thoughtful due diligence as a resale purchase, even though the process looks different. Having an agent, lender, inspector and closing attorney working in their respective roles can help a buyer navigate the process.