Buying a new construction home requires three essential steps: hire your own realtor, get thorough inspections at multiple stages, and maximize your builder's one-year warranty. These steps protect you from common pitfalls that even brand-new homes can have. A buyer's agent negotiates on your behalf, inspections catch hidden defects before they're covered up, and an 11-month warranty inspection ensures any issues get fixed while still covered.

If you're thinking about buying new construction, you need to keep a few key things in mind. Just because everything is brand new doesn't mean it's perfect. I've seen this firsthand throughout my career helping buyers in Northern Virginia.

Hire Your Own Realtor

You want professional representation when buying new construction. The builder's on-site sales agent works for the builder, not you. Their job is to sell homes at the highest possible price. A buyer's agent represents only your interests. They'll review the builder's contract, negotiate on your behalf, and protect you throughout the process. They can also compare the builder's offerings to other options in the market and negotiate concessions like upgrades, rate buydowns, or pricing adjustments. When you walk into a model home without your own agent, you're relying on someone whose paycheck comes from the builder. Having someone in your corner asking the tough questions makes all the difference.

Get Thorough Inspections

Just because it's a brand-new home doesn't mean it's perfect. Mistakes happen during construction. I once saw a new build with 35 issues discovered during the pre-drywall inspection. The good news? The builder fixed them all before closing. But if we hadn't done that inspection, those problems would have been hidden behind the drywall forever. Brand-new homes can still have defects like plumbing leaks, electrical faults, HVAC problems, or structural shortcuts due to rushed construction schedules. A professional inspection catches these issues when they're easiest and cheapest to fix.

Pre-Drywall Inspection

A pre-drywall inspection happens after framing but before the walls are closed up. This is when the inspector can see all the bones of the house: the framing, wiring, plumbing, insulation, and HVAC rough-ins. This inspection is incredibly valuable because once drywall goes up, these systems are hidden. Finding problems at this stage costs far less to fix than discovering them later. Issues like improperly installed wiring, missing insulation, or framing errors are much harder to correct after walls are finished. Given the low cost (typically a few hundred dollars) versus the potential savings, this inspection is absolutely worth doing.

Final Inspection Before Closing

Always get a full home inspection before closing. This is your last chance to identify any defects while the builder is most responsive and the house is still empty. Even if you only do one inspection, make it this one. The inspector will check all systems, appliances, finishes, and components. Any issues found can be addressed by the builder before you take ownership.

Take Advantage of the Builder's One-Year Warranty

Most builders include a one-year warranty on workmanship and materials. Here's how to make the most of it.

The 11-Month Inspection Strategy

At month eleven after closing, hire a home inspector again. Have them do a complete inspection while your warranty is still active. This catches any defects that appeared during your first year of ownership: leaks, settling cracks, HVAC issues, nail pops, or incomplete finishes. You need at least three to four weeks to submit warranty claims before coverage expires. Give the builder the inspection report and they'll fix everything under warranty. This timing is critical. Problems like a slowly leaking window or hidden water damage might not show up immediately but can surface within the first year. The 11-month inspection turns these hidden problems into covered repairs, potentially saving you thousands of dollars.

Common Questions About Buying New Construction

Do I Really Need a Realtor for New Construction?

Yes. The builder's sales agent cannot negotiate for you or reduce the price. They work for the builder. Your buyer's agent has a fiduciary duty to your interests: reviewing contracts, negotiating terms, coordinating inspections, and ensuring you get what you pay for. An experienced agent can also evaluate how the builder's offerings compare to other options in the market. They know which upgrades are worth the money and which aren't.

Are Home Inspections Really Necessary for Brand-New Homes?

Absolutely. New construction routinely has issues that inspectors catch. Water drainage problems, electrical shorts, HVAC imbalances, plumbing leaks, and cosmetic defects happen even in expensive new builds. Your brand-new home may be hiding defects behind the gleaming exterior. A systematic inspection provides a detailed report of any problems. Finding them before closing means the builder fixes them when they're most motivated to maintain their reputation.

What Happens During a Pre-Drywall Inspection?

The inspector examines the skeleton of the house while everything is still visible. They check structural elements like beams and joists, verify proper insulation installation, inspect all wiring and plumbing rough-ins, and look for any framing errors or code violations. This inspection can save you from costly repairs for hidden structural or utility problems. Catching issues at this stage is far cheaper than discovering them after drywall installation.

Ready to Buy New Construction the Right Way?

Buying new construction can be an exciting way to get exactly what you want in a home. But having the right representation and doing your due diligence protects your investment. At ML Real Estate Group, we guide buyers through new construction purchases every day. We know the builders in Northern Virginia, we understand their contracts, and we coordinate all the inspections to protect you. If you're thinking about buying new construction, contact our team for a free consultation. We'll walk you through the process, represent your interests, and make sure you get the home you're paying for. Call us at (571) 357-0695 or visit mlrehomes.com to get started.