Questions to Ask Your Home Builder Before You Sign

Model homes are beautiful on purpose. They are staged to sell you the lifestyle, not to show you what the contract actually covers. The on-site sales agent at the construction site works for the builder, not for you. As your buyer's agent, I represent you and only you from the very first visit, and I advocate for your interests in every conversation.

Never go to the sales office alone. Builders record which agent represents a buyer based on the first visit, so when you tour a new community, I come with you and register as your agent on day one. Every item below is one my own clients have asked me about, and each question protects your money, your timeline, or your resale value. I will ask every one of them on your behalf and make sure the answers come back in writing.

The Full Checklist

• What's included in the base price vs what's an upgrade?
• What are the HOA fees and rules?
• What are the property tax and insurance estimates?
• What's the build timeline and what happens if it's delayed?
• What warranties are included and who do I call after closing?
• Can I bring my own inspector?
• What school district serves this community?
• What are resale values like here?
• What incentives are available and what are they tied to?

What's included in the base price vs what's an upgrade?

The base price is rarely the price of the house you actually want. Ask for an itemized breakdown: base price, lot premium, design-center selections, landscaping, appliances, blinds, window coverings, and anything else that will be in the final number. Builders list some things as included and charge for others, and you want the full picture in writing before you fall in love with the model.

What are the HOA fees and rules?

HOA dues in newer Las Vegas communities can run from modest to substantial, and the rules shape day to day life: landscaping, parking, fences, rentals, and pets are all commonly governed. Ask for the current fee, what it covers, whether it has changed, and a copy of the CC&Rs before you sign. The fee matters for your monthly payment and for resale.

What are the property tax and insurance estimates?

Your monthly payment includes taxes and insurance, and builders can estimate them optimistically. Ask what property tax rate the county applies to new construction in this area, and what the current homeowners insurance market looks like for a new build. Nevada's property tax system has caps, but a finished home is assessed differently from a vacant lot, so ask for the real post-build estimate.

What's the build timeline and what happens if it's delayed?

Every builder has an estimated completion date, and most have clauses about delays. Ask for the timeline in writing, what milestones you can track, and what the contract says if construction runs late. Ask who absorbs added costs or rate-lock extensions if the close slips, so a delay does not land on your wallet.

What warranties are included and who do I call after closing?

New homes come with builder warranties, but coverage is split into buckets: structural, systems, and workmanship, each with its own term. Ask exactly what is covered, for how long, and who answers the phone after closing. Get the warranty document in writing, and keep the contacts somewhere you will find them in year two, not just on day one.

Can I bring my own inspector?

The answer should be yes, and you should make it part of the contract. Even on a brand-new build, a pre-drywall inspection and a final inspection by an inspector you hire are worth every dollar. Confirm that the builder allows inspections at those stages and that your inspector can access the site.

What school district serves this community?

New communities are often assigned to schools before those schools open, and the assignment can change as the area builds out. Ask which school district and which schools serve this community right now, and confirm it in writing or through the district. If schools matter to your family, this question belongs on day one, not after closing.

What are resale values like here?

A builder sells you the community; resale values tell you how the market has actually treated it. Ask how prior phases have appreciated, what similar homes resell for, and what the builder's own resale data shows. No one can guarantee future value, but the pattern of the community is a fair question and a fair answer.

What incentives are available and what are they tied to?

Rate buydowns, closing-cost credits, and free upgrades are the most common incentives, and most of them are tied to using the builder's preferred lender. Ask what is on the table right now, what each incentive is worth, and exactly what you must do to keep it. Then compare the builder's lender path against your own financing before you decide.

Before You Sign

We walk into the sales office together with your list, and we do not leave until every answer is in writing. A few reminders before you put your name on the contract:

• Get everything in writing: inclusions, upgrades, incentives, timeline, and warranty terms.
• Work with me as your buyer's agent and register me on your first visit to the model home. The on-site sales agent represents the builder, not you. I represent you and negotiate from your side.
• Read the delay and change-order clauses before you sign, not when they come up.
• Budget for the upgrades you will actually want. The model home is not the base price.

Want the whole buying process from start to finish? I walk through every step in my guide: How to Buy a New Builder Home in Las Vegas. When you are ready to look at new construction, text me and we will go to the first community together.