New-build buyer checklist

Practical steps for buying from a production or semi-custom builder in the Triangle.

Before you sign

• Get the builder's written warranty and read the exclusions and dispute terms (many require binding arbitration).
• Ask what is standard vs. upgrade; get the included-features list in writing.
• Compare builder-lender incentives against an outside lender's full rate and fees.
• Consider your own buyer's agent; the onsite sales agent represents the builder.
• Check the builder's page here plus BBB, NewHomeSource and r/raleigh threads.
• Ask who the HOA manager is and the fee history (builder-run HOAs can raise fees).
• Check lot grading/drainage and any stormwater ponds near the lot.

During construction

• Hire an independent pre-drywall inspection (inspector not chosen by the builder). Framing, plumbing, venting and wiring are visible only now.
• Photograph every wall before insulation and drywall, so you have a record of pipes and wires.
• Ask for any engineering letters (beams, trusses, foundation).
• Keep all change orders in writing.

Before closing

• Hire an independent final inspection before the walkthrough.
• Do the builder walkthrough with your inspection report; get a written punch list with dates.
• Test every outlet, faucet, door, window and HVAC zone.

Warranty period

• Log issues with dated photos and submit in writing through the builder's portal.
• Book an 11-month warranty inspection so items are filed before the 1-year workmanship window closes.
• Note the 2-year systems and 10-year structural dates on your calendar.

Sources for these practices include r/raleigh discussions (pre-drywall and 11-month inspections, HOA fees) and builder warranty documents linked on builder pages. This is general information, not legal or inspection advice.