Buying a New Home in Jacksonville Florida - Part 7 - Build, Walk(through) and Close!

So you've found a great community and house to build in Jacksonville Florida, made it through the contract and design center, now the fun begins - you are officially buying a new home! The home will be submitted to engineering for plan review, then a building permit will be filed. During this time, the lot will be prepared for construction. While the process is going on, the builder will have a pre-construction meeting with you and your real estate agent. Most times the site agent will not attend this meeting because they have handed the file over to the person who will be building the home. The purpose of this meeting is to review the house plan, the structural options, electrical and plumbing options, and discuss the building process.

There is an option for a buyer to have inspections along the way when building a new home. A third-party inspector hired by the buyer can inspect the home at slab, pre-drywall, and at final walk. Not everyone feels the need for this type of in depth inspection, but it is available and a knowledgeable Realtor will inform the buyer. Inspectors have to comply with builder insurance requirements, and a reputable inspector will have no problem meeting this.

All inspectors are not created equal. Please note that building inspectors are not regulated in the state of Florida. Anyone can get their license as an inspector. The ones we use and recommend are contractors as well as building inspectors.

The builder's superintendent will give a buyer a rough schedule for when the house will be finished. The builder will make their best effort to meet this date. After all, they are carrying the cost of the house until it closes. Sometimes there are delays due to weather, holidays or materials. Buyers need to have a Plan B in case their home doesn't close the week or month that is estimated. For many production homes, when the cabinets are in, the house is about 30 days away from settlement. Custom homes are further away at that point.

Pre-Drywall Inspection - This walk with the building superintendent is to confirm that electric, plumbing and structural options have been properly built/installed. You will sign off on this with the builder.

Building Inspection - If you opt for an independent inspection, and we highly recommend this, the best time to schedule this is before you do the walk through with the builder. Be sure the utilities are turned on and the house is essentially finished. (Some utilities, such as gas, can't be turned on until the house has a Certificate of Occupancy, or until a proper fitting is installed for gas appliances. Be aware of this and inquire ahead of time. Your Realtor will probably take care of this for you, but you need to know it as well.

The inspector will go through the house and give you a detailed report of information about the house as well as a report summary with any items that need to be addressed by the builder. Building inspectors - good ones - are extremely picky. Be prepared for the builder to challenge some of the items. Your inspector and Realtor will help you negotiate through this process. If the builder refuses to fix an item and it's not a dealbreaker, still have them write a letter stating why they are not doing the repair.

Walkthrough - Ideally, this is scheduled about a week after the independent inspection, to give the builder time to make the repairs noted in the report summary. This is your time with the builder and your Realtor to go through the house. In a new house, even cosmetic items are fair game. Paint drops, drywall mistakes, dirty windows or floors - are all eligible for the "blue tape" that most builders use to highlight what needs to be taken care of. The builder will also demonstrate the mechanical systems in the house and answer any other questions you or your agent may have. If you approve of everything, you will sign off on this walk with the builder. Now you are ready for the big day!

Final Walk - The day of closing (or settlement), you will walk the house once again with your Realtor to be sure everything is in good order. This usually takes place about an hour or two before the actual closing time.

Closing! It's finally here. You will need your driver's license and your bank check. You should have received your HUD-1 a day or so before closing. You can wire your funds if you wish. Closing takes place at a title company or in an attorney's office, depending on the builder. You get to sign reams of paper promising to pay for your house and a myriad of other promises and declarations. And then finally you get the keys!!!

Congratulations, you have done it! Your house will have a warranty - if a production builder, it is usually 1 year for everything including cosmetic, 2 years for everything behind the walls, and a 10-year structural warranty. If a custom builder, you will have a third party one or two-year warranty or whatever you negotiate.

If you're thinking of buying a new home in Jacksonville Florida, we can help you answer these and other questions about "Build, Walk(through) and Close!" We work in the Jacksonville area, specializing in Clay County and portions of St. Johns County and Duval County. Call or text us at 904-673-2308 or email us at sharon@teamalters.com.

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Part 2 - Should I Buy a Spec Home or Build?

Part 1 - How Can a Realtor Help Me?

Part 3 - Choosing a Community

Part 4 - Choosing Your Lot and House Plan

Part 5 - Negotiating the Contract and Financing

Part 6 - Design Center and Options

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