New Construction · NW Metro Atlanta

Before you sign a new construction contract, get clear answers on the timeline and how delays are handled, what is standard versus an upgrade, how allowances and change orders work, what the warranty covers, whether you can bring your own inspector, and exactly what the contract obligates each side to do. A builder contract is written by the builder and tends to favor the builder, so the questions you ask up front, and the answers you get in writing, shape the entire experience. The goal is no surprises once construction starts.

Here are the questions worth asking, grouped by topic, plus why each one matters.

What should you ask about the timeline?

Timing drives your move plans, so pin it down early and understand how the contract treats it.

• What is the projected completion date, and how firm is it?
• How does the contract handle delays, and what causes are excused?
• How and when will you receive progress updates?
• What happens if the home is not finished by the projected date?
• Are there deadlines I must meet, such as selection dates, to keep the schedule on track?

Treat any completion date as an estimate, then read exactly how the contract addresses timing so you know your position if the schedule slips.

What should you ask about price, allowances, and incentives?

You want to know what the number includes and where it can move. These are buyer-facing terms about the home and the purchase, not anything else.

• What is included in the base price, and what is considered an upgrade?
• How are allowances set for items like flooring, fixtures, and appliances, and what happens if I exceed them?
• Are there current builder incentives, such as a closing-cost credit or a rate buydown, and what conditions apply?
• When are upgrade and design-center costs due, and are any required up front?
• Is the lot premium, if any, part of the base price or separate?

Allowances are a common source of budget surprises, since a low allowance can mean significant out-of-pocket upgrades to reach the finishes shown in the model. Get the allowance figures in writing. It also helps to remember that model homes are usually shown with extensive upgrades, so ask specifically which finishes in the model are standard and which are extra, and request a written specification sheet listing exactly what the base price includes. Walking the model with that list in hand makes it far easier to see where the price can climb and to budget realistically for the home you actually want.

What should you ask about changes and selections?

Once construction starts, changes get harder and more expensive. Understand the process before you are in it.

• What is the change-order process, and is there a fee or markup?
• What are the deadlines for structural and finish selections?
• Until what point can I make changes, and which decisions are final once made?
• Where are selections made, and how much time will I have?
• Can I see a sample contract and the selection list in advance?

The New Construction Companion walks through how selections map to the build, which helps you plan these decisions on schedule.

What should you ask about warranty and quality?

A new home should come with defined protections. Confirm them in writing rather than relying on a verbal summary.

What should you ask about financing options?

Builders often have a preferred lender, and sometimes attach incentives to using them. That can be worth considering, but it deserves a clear-eyed comparison.

• Is there a preferred lender, and what, if anything, is tied to using them?
• Am I free to use my own lender, and does that change any incentive?
• How and when is my financing required to be confirmed during the build?
• What deposit or earnest money is required, and how is it held and protected?

Compare any preferred-lender package against an outside lender's Loan Estimate so you can see the full picture, including the interest rate, fees, and any credit, side by side. The right choice depends on the total, not a single line.

What should you ask about the contract itself?

The contract is the document that governs everything else, so do not skim it. It defines what the builder must deliver, your obligations, and what happens if either side cannot perform, which is exactly why it deserves a careful read rather than a quick signature at the sales office. Key questions and habits:

• Can I review the full contract, and take time to read it, before signing?
• What are my contingencies, and what happens to my deposit if I cannot close?
• How are disputes handled under the contract?
• What exactly is the builder obligated to deliver, and by when?

Because the builder's on-site agent represents the builder, having your own representation review the contract and selections with you is one of the most useful steps you can take. To prepare, read the do's and don'ts of buying a new construction home and the common builder blunders to avoid.

What should you confirm about the homesite and community?

The home is only part of the purchase; the lot and the surrounding community shape your experience for years. These questions are easy to overlook when you are focused on floor plans and finishes, but they matter just as much.

• Lot premium: is there an added charge for this homesite, and what does it reflect (size, view, position)?
• Orientation and drainage: how is the home oriented on the lot, and how does water drain across it?
• Adjacent land: what is planned for neighboring lots and any undeveloped land nearby, and when will the surrounding phases be built?
• Community completion: how far along is the community, and will construction be ongoing around you after you move in?
• HOA: what are the dues, what do they cover, and what are the community rules and any reserves?
• Amenities: which community amenities are built or planned, and when will planned ones be delivered?

Buying early in a community has trade-offs: more selection and sometimes better pricing, but also the prospect of living amid ongoing construction and not yet knowing exactly how the finished community will look. Buying later means more certainty about the surroundings and completed amenities, with potentially less choice. Neither is wrong; the point is to choose with full information. Reviewing the HOA documents and the community's build-out plan, alongside the home contract, gives you that complete picture. The common builder blunders article covers more of the surrounding details buyers tend to miss.

Frequently Asked Questions

What is the most important question to ask a builder?

There is no single one, but understanding what is included versus an upgrade, how allowances are set, and exactly what the contract obligates the builder to deliver prevents the most common surprises. Get the key answers in writing.

What are allowances in a new build?

Allowances are budgeted amounts for items like flooring, fixtures, and appliances. If your selections exceed the allowance, you pay the difference, so a low allowance can mean significant upgrade costs to match a model home.

Can I use my own inspector on a new home?

Often yes, but confirm it in writing. Even on a brand-new home, an independent inspection during the build and before closing can catch issues. Ask the builder about inspection rights before you sign.

Do I have to use the builder's preferred lender?

Usually not, though incentives are sometimes tied to it. Ask what is connected to the preferred lender, then compare the full package against an outside lender's Loan Estimate before deciding.

Should I have someone review the contract?

Yes. The builder's contract is written to protect the builder. Having your own representation, and where appropriate an attorney, review it helps you understand your obligations and protections before you commit.

Buying new construction?

Asking the right questions before you sign is the best way to avoid surprises later. I help buyers prepare for builder meetings, review the contract and selections, and stay on top of the build. Read the New Construction Companion, review the do's and don'ts, or reach out before your next builder visit.

Marna Friedman is a licensed REALTOR® with Atlanta Communities Real Estate Brokerage serving NW Metro Atlanta. Information is deemed reliable but not guaranteed and is subject to change. Equal Housing Opportunity.