There are few things more exciting than standing at the front door of the shiny new home that is about to be yours, ready to experience what is called the “new home orientation” — the homebuilder version of the “walk-through.” Unlike the tour of a “used” home, the builder’s job here is to familiarize you with how to keep your house in tip-top shape, how to use all its systems, and what to expect if something needs attention during the builder’s new home warranty period.
Dena Kouremetis, a former CA-based new home sales manager and subsequent trainer in the new homes industry, talks about the importance of this watershed event. “This interaction with the building superintendent is a chance to not only explain the features of your new home; he or she is usually also pretty proud of their work, having orchestrated the building of this structure from the dirt to sticks to drywall to the final touch of paint,” she says. “Hundreds of hands, nails and pieces of wood have taken part in building this home that will soon become yours. This is the time to grab your smart phone and ask questions as well as record all of the advice you are given to keep it pristine, as well as what to do if you encounter any issues.”
Kouremetis explains that the purpose of this meeting is not to find unfinished or sloppy work (it’s a production home, so it’s not an exact science), which can be documented and fixed over the next few months, although this is a good time to bring it up. The point is to instruct you all you need to know, what can happen if you do things that void the new home warranty, and what the builder is responsible for if you do. That’s why they prefer to conduct this tour only to the owners. If you do insist on having your Realtor or other family members along, be mindful of how it can hold up the process and request that they hold their own questions or observations until the end of the tour.
With electrical, plumbing, and HVAC systems becoming more sophisticated than ever, it’s vital that you hang on to every shred of paper the superintendent gives you, placing it somewhere accessible once you move in. These may also be available online, so make a note of their URLs as well. Pamphlets on each appliance, each system, all the warranty cards you should fill out ASAP once you take ownership— they should all be there for you to quickly refer to. In addition, read your new home warranty carefully to see what voids its terms. Should you rip out the flooring the builder originally installed and an issue develops under the foundation of the structure, the builder will not be liable to replace your flooring after the issue is repaired, even though they may offer you an allowance that equals the cost of the flooring they originally installed.
“And it’s up to the homeowners to instruct their family members of what can and can’t be flushed down a toilet,” says Kouremetis, who suggests they sit down and explain to everyone who lives there the importance of being careful with the new home’s systems and surfaces. “Each appliance and each installation carries a certain drop-dead date for being covered,” she says, and advises that you mark on your calendar when each of these are, since reporting problems with any of them after those dates will find you paying for any repairs yourself. “Don’t bother to make up some story about how something broke. Abuse of any of these systems is readily noticed by the builder’s warranty personnel,” she adds.
All builders offer a “punch list” period. That means that a badly cut piece of baseboard, cabinets installed crookedly, doors that don’t close properly and slopped over or missing paint are place on a schedule for repair over the subsequent months after you move in. The builder has an entire department dedicated to after-the-sale issues, so ask the person in charge of this department how you go about contacting them once these things are discovered. And remember — you attract more bees with honey than with vinegar. If you’re gracious to building personnel, they just may move you up on their list of things to do.
