15 Questions You MUST Ask a Builder Before Signing a New Construction Contract
New construction is exciting.
Fresh paint. Modern floor plans. That “no one has ever lived here before” feeling.
But here’s what most buyers don’t realize:
Model homes are marketing.
Contracts are written for the builder.
And what you think is included… often isn’t.
Before you sign a new construction contract in Concord, Charlotte, or anywhere in Cabarrus County, here are the most important questions you should ask.
1. What’s Actually Included in the Base Price?
This is the biggest misunderstanding in new construction.
Ask:
Are appliances included?
Is the refrigerator included?
Are blinds included?
What flooring is standard?
Are granite or quartz standard - or upgrades?
Many model homes are filled with upgrades that can add $20,000–$60,000 to the final price.
2. What Lot Premiums Apply?
In neighborhoods around Concord and 28027, lot premiums can range from:
$5,000 for a standard lot
$15,000–$30,000 for wooded, corner, or cul-de-sac lots
Ask:
Why does this lot cost more?
Is there future development behind it?
Is there a retaining wall required?
Lot location matters long term for resale value.
3. What Incentives Are Available - and What’s the Catch?
Builders often advertise:
“$15,000 in closing costs!”
“Rate buy-down!”
“Free design upgrades!”
But usually, those incentives require using:
Their preferred lender
Their preferred attorney
Their timeline
Ask:
What happens if I bring my own lender?
How much of the incentive is tied to rate buydowns?
What does the rate look like without incentives?
4. Can I Use My Own Realtor?
The answer should be yes - but timing matters.
Most builders require your Realtor to register you on your first visit. If you walk in alone and sign in without representation, you may lose the ability to have an agent represent you.
Representation costs you nothing - but it protects you.
5. How Long Is the Build Time - Really?
In the Concord / Charlotte area, build timelines typically range from:
4–6 months for production homes
8–12+ months for semi-custom builds
Ask:
What could delay this timeline?
How often do builds in this neighborhood go over schedule?
What happens if materials are delayed?
6. What Structural Options Must Be Chosen Up Front?
Some upgrades must be decided before framing begins:
Extra bedrooms
Extended patios
Additional windows
Garage extensions
Once framing is complete, changes can be extremely expensive - or impossible.
7. What Is the Warranty - and Who Handles It?
Ask:
Is there a 1-year cosmetic warranty?
Is there a 2-year systems warranty?
Is there a 10-year structural warranty?
Who do I contact if something goes wrong?
Also ask how responsive they typically are after closing.
8. What Are Estimated Property Taxes?
In Cabarrus County, new construction tax values may adjust after the home is completed.
Ask:
Are the tax estimates based on the lot only?
What will taxes look like once the home is assessed?
Underestimating this can affect your monthly payment.
9. What Are the HOA Fees - and What Do They Cover?
In Concord, HOA fees can range from:
$300/year
$1,200+ per year in amenity communities
Ask:
What amenities are included?
Are there future increases planned?
Are there rental restrictions?
10. Can I See a Copy of the Contract Before I Decide?
Builder contracts are not the same as resale contracts.
They often include:
Non-refundable deposits
Strict timelines
Limited ability to negotiate repairs
Have your Realtor review it before you sign.
11. What Happens If Rates Drop While I’m Under Contract?
Some builders allow you to:
Float your rate
Lock and relock
Use builder-funded rate buydowns
Ask your lender:
When should I lock?
Can I float during construction?
What are the risks?
Timing your rate properly can save you thousands.
12. What Upgrades Add the Most Resale Value?
Not all upgrades are equal.
High ROI upgrades:
Kitchen cabinets
Quartz countertops
Extra square footage
Covered patios
3-car garages in certain neighborhoods
Lower ROI upgrades:
Trendy tile
Designer light fixtures
Overly customized features
Think long term, not just Pinterest.
13. How Many Homes Are Left in This Community?
This impacts:
Negotiation power
Incentives
Resale value
Builders nearing closeout often become more flexible.
14. What Future Development Is Planned Nearby?
Ask about:
New schools
Road expansions
Commercial development
Additional phases
Growth in Concord and surrounding areas is moving fast - knowing what’s coming protects your investment.
15. What Happens If I Change My Mind?
This is critical.
Ask:
Is my deposit refundable?
Under what conditions?
What happens if financing falls through?
Builder deposits can be significantly larger than resale earnest money.
New Construction Is Not “Set It and Forget It”
Builders are professionals.
But so are Realtors.
You deserve someone reviewing:
Pricing
Incentives
Contracts
Comparable sales
Upgrade decisions
Buying new construction in Concord or the Charlotte area can be a fantastic investment - when you go in prepared.
If you’re touring model homes soon, let’s talk first.
Even one conversation could save you thousands.
