New construction is booming in the Greenville area — and knowing the right questions can protect your investment. Before you sign any builder contract, get the answers that matter.
We’re Al and Victoria Pinder, ICON agents at eXp Realty and hosts of Living in Greenville TV. Builder contracts are written to protect the builder — that’s why we recommend having professional buyer representation before you ever pick up a pen.
Book a Free Consultation →
Search Greenville NC Homes →
Or call us directly at 252-327-3357.
Navigating the builder contract — what to ask before you sign, on camera.
Question 1 — What is included in the base price?
One of the most common surprises in new construction is discovering that the model home you fell in love with is filled with upgrades — none of which are included in the advertised base price.
- Flooring and countertops. Clarify whether standard means builder-grade carpet and laminate, or whether LVP and granite are included.
- Appliances. Some builders include a full appliance package; others provide only the range.
- Landscaping and exterior. Is sod, grading, driveway paving, or a deck included?
- Get it in writing. Never rely on a verbal promise. Every inclusion must be documented in the contract.
Question 2 — What is your build timeline?
Ask what commonly causes delays in their builds: weather events, supply chain disruptions, subcontractor scheduling, or permitting backlogs at the county level. A trustworthy builder will be transparent about these risks rather than glossing over them.
Make sure timeline commitments — and any penalty clauses for significant delays — are spelled out clearly in your purchase agreement.
Question 3 — What warranty do you provide?
North Carolina law requires builders to provide a minimum one-year warranty on workmanship and materials for new homes. But knowing what’s required by law is just the starting point.
- 1-year warranty. Required by NC law. Covers workmanship and materials — trim, fixtures, finishes, mechanical systems.
- 2-year warranty. Many quality builders extend coverage on mechanical systems including HVAC, plumbing, and electrical for a second year.
- Structural warranty. A 10-year structural warranty is the industry standard. Covers foundation, load-bearing walls, structural integrity.
Question 4 — Can I use my own inspector?
Never skip an independent inspection — even on a brand-new home. Builder quality control is not a substitute for a licensed third-party inspector who works exclusively for you.
- Pre-drywall inspection. Inspect framing, electrical, plumbing, and insulation before walls close in.
- Final walk-through inspection. A thorough inspection of the completed home before closing.
- 11-month warranty inspection. Schedule a follow-up before your one-year warranty expires.
Question 5 — What are your lot premiums and HOA fees?
- Lot premiums. Ask for a full lot premium schedule. Corner lots, pond-facing lots, and larger parcels often carry premiums of $5,000-$20,000 or more.
- HOA fees and structure. Find out the monthly or annual HOA fee, what it covers, and whether there are initiation fees or special assessments planned.
- Read the HOA documents. Request the CC&Rs, bylaws, and budget before signing. These govern everything from fence styles to parking rules.
Question 6 — Can I see completed homes and talk to past buyers?
A builder’s reputation is built one home at a time. Any reputable builder should welcome your request to tour completed homes and connect with past buyers. If a builder hesitates or refuses, consider that a significant red flag.
Ask past buyers:
- Was the build completed on time and within budget?
- How responsive was the builder to warranty claims?
- Were there surprises not disclosed upfront?
- Would they build with this builder again?
Question 7 — Do I need a buyer’s agent for new construction?
The answer is yes — unequivocally. Many buyers assume that because they’re purchasing directly from a builder, they don’t need representation. In reality, the builder’s sales agent works for the builder, not for you.
- Protects your interests. Your agent reviews the builder’s contract, identifies one-sided clauses, and advocates for your rights.
- Helps you negotiate. An experienced agent knows what builders in the Greenville market will and won’t negotiate on.
- No cost to you. The builder typically pays the buyer’s agent commission.
- Guides you through closing. From inspections to final walk-throughs to closing day, your agent keeps the process on track.
Don’t walk into a builder’s sales office alone. Let us represent your best interests from day one.
Ready to talk?
We’re Al and Victoria Pinder, ICON agents at eXp Realty and hosts of Living in Greenville TV. Free consultation, no pressure.
Book a Free Consultation →
Search Greenville NC Homes →
Or call us directly at 252-327-3357.
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Equal Housing Opportunity. Al and Victoria Pinder are licensed real estate agents with eXp Realty, 2106 Charles Blvd, Greenville, NC 27858. Each office is independently owned and operated.