15 Questions to Ask Your Home Builder
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Choosing the right partner to build your home is the single most important decision you’ll make. A great builder acts as your guide, your expert, and your advocate from the first sketch to the final walkthrough. However, to find that perfect partner, you need to ask the right questions. This guide will walk you through the essential questions to ask your home builder before your start your home building project. As a long-standing Wichita builder, we at Sharp Homes believe an informed client is the best partner, and we’re here to help you start your journey with confidence.
Verifying Your Builder’s Experience and Reputation
Before you can talk about floor plans and finishes, you need to establish a foundation of trust. In addition to the following questions, the National Association of Home Builders recommends contacting your local home builders’ association for trusted sources.
1. How long have you been building custom homes in the Wichita area?
A builder’s longevity, especially within a specific community, speaks volumes. A seasoned local builder understands the nuances of the Wichita area, from soil conditions and weather patterns to local building codes and permitting processes. They have established relationships with the best local suppliers and subcontractors, ensuring a smoother build and higher quality. This deep-rooted local experience is invaluable for navigating the complexities of a custom home project.
We also strongly recommend consulting the Better Business Bureau for more information on builders and contractors.
2. Can you provide a portfolio of your completed homes and references from past clients?
A picture is worth a thousand words, but seeing the craftsmanship firsthand is even better. A reputable custom home builder will be proud to showcase their work. Ask to see a portfolio of homes similar in style and scope to what you have in mind.
More importantly, ask for references from recent clients. When you speak with them, ask about the builder’s communication, their process for handling challenges, and whether they would hire them again. A builder’s past performance is the best predictor of your future experience.
3. Are you fully licensed and insured in Kansas and the city of Wichita?
This is a non-negotiable starting point. Proper licensing is a guarantee that the builder has met the state’s and city’s requirements for competency and professionalism. Ask for proof of general liability insurance and workers’ compensation coverage. This isn’t just a formality; it protects you from liability in the event of an accident on your property during construction. A professional builder will readily provide this documentation.
Understanding the Home Building Process and Communication
A successful custom build is a collaboration. Understanding your builder’s process and their approach to communication is key to a low-stress, transparent partnership.
4. What is your process for designing a custom home? Do you have architects and designers on staff
Every builder has a different approach. Some work exclusively with in-house teams, while others collaborate with independent architects and designers. Understand their design-build process. How do they take your ideas and translate them into architectural plans?
A luxury home builder should focus on a simplified process that incorporates your vision with expert architectural design and interior planning. When a build prioritizes simplification and communication, you get a final home that is both beautiful and perfectly functional for your needs.
5. Who will be my main point of contact, and how often will I receive updates?
Clear, consistent communication can make or break any construction project. You should know exactly who your primary contact is, whether it’s a project manager, a site supervisor, or the builder themselves. Ask about how frequently they’ll communicate with you. Will you have scheduled weekly meetings? Will you receive regular progress photos and updates? Do they use project management software to keep you informed? A clear communication plan prevents misunderstandings and helps you stay in the loop.
6. What is the estimated timeline for my project, and what factors could affect it?
A builder should be able to provide a realistic, detailed timeline based on the scope of your project. But more importantly, they should be clear and honest about what could potentially impact that schedule. Ask about factors like weather delays, the permitting process, supply chain availability for specific materials, and how client decisions or change orders might affect the timeline. An honest conversation upfront sets realistic expectations for the entire home building process.
7. Can I visit the job site during construction?
Building a home is a personal journey, and you’ll naturally want to see the progress. A builder who values partnership will welcome your involvement. However, construction sites have inherent risks. Ask about their policy for site visits. Typically, a builder will schedule regular walkthroughs with you at key milestones and will require you to be accompanied by their staff for safety.
Maintaining Quality: Materials, Customization, and Standards
The true mark of a luxury home is in the details—the quality of the materials you can’t see and the craftsmanship that will stand the test of time.
8. What standard features are included, and what are considered upgrades?
The term “standard” can vary dramatically between builders. For a luxury home builder, high-end features like energy-efficient windows, premium cabinetry, professional-grade appliances, and sophisticated HVAC systems are often part of their standard package. Get a detailed list of what’s included in the base price to understand the true value and avoid surprises. This clarity allows for accurate budget planning.
9. How do you ensure the quality of materials and craftsmanship?
A commitment to quality goes beyond just using good materials. Ask about the builder’s quality control process. How do they vet their subcontractors? Who is supervising the work on-site every day? A quality-focused builder will have long-standing relationships with the best craftspeople in the area and will have a rigorous system of checks and balances at every stage of construction to ensure their high standards are met.
10. How flexible are your floor plans, and how are change orders handled?
The beauty of a “custom” home is the ability to tailor it to your exact specifications. A true custom builder will be highly flexible, whether you’re starting with one of their plans or a completely new design. Inevitably, you may want to make a change during construction. Ask how these “change orders” are handled.
A professional will have a clear, written process that outlines any associated costs and timeline adjustments, ensuring you can make an informed decision before approving the change.
Navigating the Budget and Financial Details
Financial transparency is crucial for a positive building experience. These questions will help you understand all the costs involved.
11. What is the price per square foot, and what does that include?
While this is a common question, be aware that “price per square foot” can be a misleading metric for a luxury custom home. The cost can fluctuate dramatically based on the complexity of the design, the quality of finishes, and the unique features you choose.
A better approach is to ask for a detailed, transparent, line-item budget. This allows you to see exactly where your money is going and make informed decisions about your selections.
12. How do you handle budget overages?
No one likes unexpected costs. A great builder works diligently to create a comprehensive and accurate budget from the outset. Ask them how they prevent cost overruns and what the process is if an unforeseen issue or a client-requested change impacts the budget. The key is transparent communication and a formal approval process for any cost increases.
13. What is the payment schedule?
You won’t pay for your entire home upfront. Construction loans typically operate on a “draw schedule.” This means payments are made to the builder at specific, pre-determined milestones (e.g., foundation complete, framing complete, etc.). Ask to see a sample draw schedule so you understand the payment process and how it aligns with construction progress.
After You Move In: Warranty and Service
A builder’s commitment shouldn’t end when they hand you the keys. Post-construction support is the final piece of a great building experience.
14. What type of home warranty do you offer?
A new home is a major investment, and a builder’s warranty is their promise to stand behind their work. Ask for specifics on what the warranty covers and for how long. A typical warranty for a new construction might include one year for workmanship and materials, two years for systems (like plumbing and electrical), and a longer structural warranty.
15. What is the process for addressing any issues that may arise after we move in?
Even with the highest quality construction, minor issues can sometimes arise in a new home as it settles. Ask what the process is for submitting a warranty claim. A reputable builder will have a streamlined, responsive system to address any issues promptly and professionally, ensuring your long-term satisfaction.
Sharp Homes is Your Trusted Home Building Partner
Choosing your custom home builder is the first, and most critical, step in your journey. By asking these 15 questions, you can not only set yourself up for success but also find a partner who is experienced, transparent, and committed to quality. A great builder won’t just welcome these questions; they’ll have clear, confident answers. If you have questions, our team is always happy to help. Contact Sharp Homes today for expert advice on your home building project.
