Looking to Purchase New Construction in NH? Here are some things you should consider:

10. Proper planning produces proper performance. Where is the septic going to go?  What is the sun's orientation? Where is the house going to be situated on the lot?  Is there enough room for the pool or the future barn? Should we buy the land first or design the home to fit the land?  There are a million questions you could consider;  each building project is unique. Some of the significant questions involve whether or not there is a walk-out basement, a pool, deck or patio, sun's orientation, etc.  If a walk-out is a must you need to find a lot that will accommodate a house design with a walk-out.  This may seem obvious, but it is often overlooked or misunderstood.  If you are designing a passive solar home as part of a green construction project, then the lot's orientation to the sun is very important.  Prioritize, gather information, consult and render an opinion, then realize that your requirements may need modification.

9. Own the plans.  By owning the plans you keep your options open relative  to meeting with several different builders.  Be careful of plans bought from the internet or magazines.  Many of these plans may have to be redrawn in order to meet state and local building codes.  Ask around and work with a local designer or architect who knows the area.  Some builders may own their own plans but they may be willing to sell the right to reproduce their plans with another builder.

8.  Shop the plans to several builders.  Create a full detail of what the builder is going to be asked to price.  The price may only be as good as the information given to them.  Many times I hear, "Bob the builder is building at $125/sqft and you are @ $150/sqft."  I will then ask, "What is he quoting for allowances?  What type of materials are they using? Where are the plans?  What are your expectations and what level of quality are you looking for?"  Often  the information is incomplete and needs more clarification.

7. Research. Talk to previous customers and understand what other people experienced.  One way to get a complete picture is to examine building permits on file with the town. Don't just rely on the list given to you by the builder.  They may just give you the names of their best customers.  This being said, remember that there are those people in this world who will never be happy, regardless of what a builder has, or has not done.  Listen carefully and use your best judgment in determining whether or not their story is credible.

6. Create a detailed list of specifications.  Many times people enter into a building contract and, before they are half way through the project, realize that the things that they expected to be included in the cost are, in fact, extras. 

5. Understand how the builder quotes his costs.  Many builders will offer teaser prices in order to get you in the door.  They then drop the hammer on your check book when it comes to change orders and extras.  Get the details regarding change orders and how they asses fees for extras.  Builders are in the business to make money, just like anyone else, but there is a difference between an honest wage and a total hosing.  Know the details of a builder's change order policy before you sign any contract.  If they charge a minimum fee for every deviation from the contract, things can add up quickly.  Know if the builder's policy is reasonable.  Know if a builder is either marking up a product or if you are getting pricing directly from their vendor.  I have seen it work both ways.  In some cases all numbers go from the vendor to the builder and then to the homeowner.  Some builders may pass through their cost if you are working directly with the vendor and not occupying the builder's time.   Many people building a new home end up spending more money than they initially planned.  This may not be  a result of anything that the builder has done.  The old adage," It will be cheaper to do it now, rather than later" will come up, I guarantee it!  When you are looking at a studded wall without sheetrock, the thought of running an extra wire or adding a switch or system looks awfully inviting when it means not having to cut holes in your newly painted wall in the future.  You will spend more, so plan accordingly!

4. Make sure allowances will reasonably cover the items they are intended to cover.  If you expect to have a 48" six burner Viking Stove, a Sub Zero refrigerator and a Bosch ultra quiet dishwasher, a $1,500 allowance isn't going to cut the mustard.  Here again, find out how the allowance numbers get cranked into the overall cost of the project.  If there is an overage, how is the overage assessed? When is it due? What is the cost?  Find out if the allowances cover the cost of installation or special preparation fees.  For example, you just bought a stainless steel commercial vent hood.  The stove is in the middle of an island and the hood is designed to vent outside.  How is the hood going to be vented, where is the vent going to go and who is paying for the cost of installing it?   These unexpected costs can add up to several hundred dollars if not a lot more if you are not careful.  Remember #10. Proper planning.

3. Don't micromanage the project.  Like any professional, good builders are good at what they do.  Let them do their job, and if there is a concern that needs to be addressed, get it on the table and address it, but keep in mind that you wouldn't want someone who has little experience in your line of work coming to your office and telling you how to do your job.  This should be a team effort and the builder should be willing to let you be involved with the process, but not overwhelm the project.

2. Be flexible.  Building a home is a dynamic process.  There are many uncontrollable factors, variables, and conditions that can come up and often do.  Delays due to weather, the schedules of subcontractors, changes made by the home owner, are just a few of the things that can affect the home building process.  If you remain flexible the project will go much smoother.

1. Trust, but Verify.  Listen to your instincts but do your research.  If after all of the research is done and there still a feeling that the builder isn't right, then listen to your intuition and reevaluate whether or not the builder is the right one for you.  You should feel good about your builder and the builder should feel good about their client.  A good working relationship works well for all parties.  The builder relationship shouldn't end as soon as the house is finished.  This is when the relationship is truly tested and when the relationship should really blossom.  The mark of a good builder involves standing behind their product and going the extra mile long after the sale is consummated.  Remember, it takes a lifetime to build a great reputation and a short time to knock it down!

Best of Luck,

David E. Hall Jr.

David E. Hall and his Father Dave Sr. work together in Southern NH.  Dave Sr. is the President of Hall and Hall Construction and Dave Jr. is the Project Manager.  The Hall family has been building homes in New England for over forty years.

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