iNest Newsletter

Evaluating New Home Quality

Dena Kouremetis
A veteran of the homebuilding industry, Dena Kouremetis is the foremost real estate columnist specializing in new home issues, trends, products and designs. Her columns appear in the New York Post as well as other newspapers throughout the U.S.

They just all look great. After a weekend of touring model homes with names like the "DaVinci," "Monterey," and the "Meridian" you're hooked on buying a new home.

But looking at new homes is like looking at new cars; they all look beautiful and drive great, but what about quality? Which elements of this huge investment should concern you enough to do some research and ask some serious questions? What about nuts and bolts, trusses and drywall, roofing and HVAC?

Builder sales personnel can show you their $5 brochures and comment on how they build great homes, but in the end, that is what they are paid to do (no disrespect intended here). As a consumer, you should be able to get the straight stuff from a builder, but you may need help on what questions to ask. Whether the answers are ones that lead to a buying decision, of course, are up to you and you alone.

First, dash all concerns of appearing to be a headache to a builder salesperson by asking lots of questions up front. This group of professionals is just as concerned that you are sold on the house personally, emotionally, and practically before they begin attacking the mountain of required paperwork, deposits and appointments that will ensue. You can assume that in the end, you are actually doing them a favor by looking before you leap. Prepare yourself to get a few glazed-over looks, accompanied by the response, "I don't know, but I can find out," but it's all part of the game and they expect it. They are actually happy to have a reason to get in touch when they have some of the answers they may need to research, giving them even more opportunity to overcome your concerns.

Many builders direct their sales staff to "shop" their competition and compile a "Dare to Compare" list of features to hand prospective buyers, offering a general tool for comparison with Builder B and C. Keep in mind, however, that this list will probably be a list of features this particular builder finds good reason to boast about, where Builder B or C may have other reasons to crow.

The amenities listed on these comparison sheets may not answer the truly important questions, however, so arm yourself with queries on specifics regarding the builder's homes. Some of them might be:

Roofing

* How are both the underlayment and roofing surfaces applied to prevent leakage?

* How many years is the roof supposed to last? Call a roofing contractor and ask a few questions to prepare yourself to analyze this important element of a new home.

* What is the track record of the builder's roofer? What other communities that are now several years old could you drive by to check out how the roofs have held up? (You may even want to do some door-knocking and ask for yourself)

Framing

* What types of trusses and joists are used in construction and can you look at any literature about them (some may have Web sites explaining their quality and components)?

* How are they designed to prevent flooring squeaks and create lasting structural integrity?

* What size lumber is used, where is it used, and why are this builder's framing techniques better or comparable to others that are considered good quality?

Drywall, Stucco & Siding

* How does the builder "wrap the house" and how are "pop-outs" (creative detail on exterior elevations) treated?

* How does this builder prevent cracking, resurfacing nails and separations?

* If the homes are stucco exteriors, are they routinely wetted down during hot weather to prevent disintegration before the paint is applied?

* Is it color-coated or painted? Color-coating stucco may result in dark looking stains after rain hits it.

* If the stucco is of the synthetic variety, read up on the merits or disadvantages currently under discussion in the home building industry surrounding the use of it.

* How long does the siding last and how often does it need to be painted? See if you can look up brand names in Web search engines and do some research yourself.

Heating, Air Conditioning and Ventilation

* How does the builder deal with too-hot or too-cold "zones" in the house?

* Are there an adequate number of vents and are they well located for energy efficiency?

* Does the system not only meet, but also exceed the required energy efficiency standards for your state? You may even call or have your salesperson call the local utility company to perform a brief street survey on energy bills if the neighborhood has been around for a while to determine the average cost for monthly energy bills for the square footage home you are considering purchasing.

*How does the builder preventing duct leakage to ensure energy efficiency?

*Does the builder offer HVAC upgrades?

Windows

* Are they dual paned all around? What is the warranty on the windows? Many manufacturers have lifetime warranties covering moisture forming between the panes and other elements as well.

* Energy efficient Low E or Low E Squared or Spectrally Selective glass? This new type of solar-deflective window can protect your furniture, cabinetry and carpeting from fading in brutal sun exposures.

* Aluminum, vinyl, or wood framed?

* How is the glass rated? You can look up the meanings of the terms by visiting the National Fenestration Rating Council.

Concrete Foundations and Raised Sub-floors

* Is the slab poured in sections or all at once? What is done about surface, or curing cracks once they appear? How much water is used in making the concrete?

* How are any raised sub-flooring surfaces designed to prevent floor squeaks, and what will the builder do about noticeable bulges and unevenness?

Insulation

* What thickness insulation is used in floors, wall and ceilings? Most builder purchase agreements are required to state the thickness, type and R-value of each type of insulation used in the home. Sometimes these are stated in the builder's brochure features list.

* Is there insulation between interior walls or only in ceilings, floors and exterior walls? Does the builder offer insulation upgrades for both energy-savings and sound resistance?

Appliances and interior features

* What are the "included" appliances for the home you have in mind? Models home complexes are notoriously upgraded to offer you the "what if's", but you may be hard-pressed to find what is standard within their elegant interiors.

* Can you purchase extended warranties on appliances, and what is the standard warranty?

Home Warranty

* Does the builder purchase a warranty from an outside source for its buyers, with a separate warranty contract? And if that warranty company goes out of business, who backs up the builder's claims of warranty on the house?

* Find out if there are other neighborhoods the builder has completed, and then visit them for a visual survey. You may even knock on a few doors or chat with someone who happens to be outside at the time.

* What is the length and what are the terms of their warranty?

* How large and how well-funded is the builder's warranty (customer service) department? What is the average length of response time to a warranty repair request?

The important thing to realize is that quality has different meanings to different builders, but the way quality affects you as the buyer is what really counts. In order to understand quality, it must be translated into things that really make a difference to you and your family for years to come.