So you’ve found a shiny “brand new” home, fully finished, maybe even with that faint scent of fresh paint. You walk through and everything just looks…easy. And hey, spec houses are designed to help you skip the whole design-build headache. Still, before you sign on that dotted line, there are a few things you’ll want to consider to make sure this house is as perfect as it seems on open house day. Here’s what you really want to keep in mind before moving into a spec home—no hard hats required.
Who Built It? (And What’s Their Track Record?)
Not all builders are created equal. Some have a great reputation for using solid materials and standing by their work. Others…not so much. Look up reviews, ask around the neighborhood, and don’t be shy about running the builder’s name past a local Facebook group. Check their track record for fixing issues after the sale, not just before.
Pro tip: It never hurts to reach out for construction attorney services if you’re feeling uneasy or if the builder’s paperwork seems a bit too rosy. These folks live for finding the loopholes and reading the fine print so you don’t get stuck later on.
Inspections—Yes, Even in a Brand New House
You’d think a new build would be flawless, but surprise! Builders are human, and plenty of issues don’t show up until after you move in. Hire your own inspector, not just the builder’s favorite buddy. You want someone to check for foundation cracks, HVAC quirks, weird wiring, water pressure snafus, or even that one window that doesn’t shut quite right. More often than not, the little things pop up later—best to catch them now.
What’s Under Warranty (And for How Long)?
Not all warranties are equal. Some spec homes come with a glorious multi-year coverage for everything from appliances to structural components, while others only cover tiny bits for a year or less. Ask for a full list of what’s covered and for how long. It’ll help you sleep better—and might save you from a huge headache if something critical fizzles in year two.
Neighborhood & HOA Details
Spec houses are often in growing developments. Know what that means for you and your peace and quiet. Will you have bulldozers next door for a year? Are there HOA (Homeowners Association) rules about mailbox color, gardening, or the pickup truck you love to park on the driveway? Ask to see the HOA docs before you’re halfway down the moving truck ramp.
Customization Can Be Tricky
Unlike a custom build, most spec homes only allow for minimal changes—maybe some paint colors, maybe cabinet hardware. If you have your heart set on big, bold changes, know you’ll likely be doing them after you move in, on your own dime. If the urge hits before you close, ask the builder what’s possible.
Know the Timeline…And The Finish Line
Is everything really done, or is the builder scrambling to finish the landscaping just as you arrive? Walk every room, open every cabinet, and tour the exterior to confirm the house is truly “move-in ready.” Document any missing or unfinished work in writing.
Get Your Financing Ducks in a Row
Some builders recommend certain lenders; sometimes there are incentives, sometimes there are strings attached. Shop rates independently, and know what paperwork you’ll need for closing. New homes can have unique costs—like initial HOA fees or even builder transfer fees.
A spec house is meant to be move-in ready, but a little research now keeps the “new home honeymoon” going long after the keys hit your hand. Take your time, ask tough questions, and remember: it’s your house—you deserve answers that feel just as solid as those new walls.