Here are the 13 things you need to know before buying new construction:

(1) Pick a reputable builder. Many enjoy good reputations. Make sure you compare and ask for references from other clients. Visit the neighborhood and talk to future neighbors. Our experience can help.

(2) There is usually very little room to negotiate builder contracts in a seller's market. There will be a hefty deposit required including a percentage of the cost of options you buy. Incentives may be offerred if you use the builders preferred lender and/or title company. In addition, builder sales people cannot commit to anything. If they do, get it in writing. Conversely, in a strong buyer's market, builders are very willing to negotiate to include discounted or free options, price and lucrative mortgage terms (if you use their affiliated mortgage company). Be careful of this last one though, an offer too good to be true usually is.

(3) To the extent possible, make sure you know all your options and cost estimates before you ratify a contract. Add-ons after contract will cost more and could influence the delivery schedule. Important elements to consider are window options (type), bricking the whole house, wiring for smart homes (telephone, internet, audio and video), heating and air conditioning upgrades and appliance options.

(4) You might want to consult an architect and/or a professional decorator to help you. Always be thinking resale. Potential future buyers might not think highly of your special modifications.

(5) When your home is completed, it will not look like the model home. Builders employ professional decorators for their models and spare no amount of creativity (and expense). Decorating makes builder homes sell.

(6) The builder will not commit to a specific delivery date, but rather an approximate range of dates for your home to be completed. There are just too many variables in the construction process. You need to be flexible as you will probably only get a two to three week notice and that occurs when the local government grants the builder an occupancy permit.

(7) Expect unfinished work when you close on your home. The builder usually has a certain period after closing to complete all the finishing work.

(8) It is usual for builders to use subcontractors to do the work. The quality of workmanship depends on the experience and skill of the subcontractor and the construction supervisor. Construction supervisors cannot catch every mistake made during construction as they are managing the build of several homes simultaneously. You will have a chance to remedy these.

(9) The single most important recommendation we can make is to hire your own inspector to assist with every walkthrough at various stages of the construction process. This will be an added expense but worth it for the peace of mind that you have an independent observer working to detect major mistakes and poor quality. Some builders don't like this but insist upon it.

(10) Expect delays. These are unforeseen and include weather, subcontractor and material shortages, and may include overly optimistic schedules by the builder.

(11) Expect issues after occupancy. These are normal and usually minor in nature. It will take the builder some time to get to them all. Any major issues will usually be attended to quickly (severe leaks, appliance failures are examples here). Builders offer a one-year construction warranty and a homeowners warranty covering appliances and major systems.

(12) Before or during the final walkthrough, be sure to inspect the grading around the home and mechanisms to channel water away from the downspouts. The biggest issue causing basement leaks or moisture has to do with improper grading and not properly channeling water away from the house.

(13) Finally, there will be many questions and concerns during the process. Always put questions, requests and complaints in writing and be sure to copy the highest levels in the company you can find so you get the proper attention. You always need a document trail.

In summary, builder references, an independent inspector and a knowledgeable REALTOR® are a few of the important elements assuring your success and satisfaction when buying new construction.