Buying a new construction home in Hoke County can feel exciting and overwhelming at the same time. You want the fresh start, energy savings, and modern layout, but the builder’s contract reads like a different language. In this guide, you will learn what each clause really means, how to protect your budget and timeline, and the key local steps that matter in Hoke County. Let’s dive in.
Hoke County new-build essentials
Building in Hoke County follows local rules for permits and inspections. A new home needs a final Certificate of Occupancy from the county before you move in. You should confirm that permits are pulled and county inspections are on track before closing.
Some areas rely on septic systems and well water. If the lot does not have public water and sewer, verify septic soil suitability and permitting early so you avoid costly delays. It is also smart to check FEMA flood maps and county records for flood zones, easements, and setback rules that affect where the home sits and insurance costs.
Many new subdivisions use HOAs with architectural guidelines and fees. Ask for the full HOA documents as part of your contract review. Local timelines, weather, and subcontractor availability can also affect your schedule. Most builder contracts recognize these realities with estimated dates and delay clauses.
Core parts of a builder contract
Earnest money and deposits
Earnest money shows your commitment and often funds early work. Amounts vary, but you might see a fixed dollar amount or a percentage in the 1 to 3 percent range. Your contract should spell out if and when it is refundable, and the milestone where it becomes non-refundable.
Make sure your funds are placed in an escrow or trust account as agreed, and confirm who holds the money and under what conditions it can be released. Many builders also use staged deposits during construction. Typical triggers include foundation, framing, and final stages. Always get clear milestones in writing and request lien waivers as payments are released to protect you from subcontractor claims.
Contingencies you should keep
New construction contracts sometimes limit standard buyer protections. Try to keep the key ones in place:
- Financing contingency if your loan is not approved.
- Appraisal contingency if the value comes in low.
- Inspection rights at specified stages.
- Title and survey contingency.
Pay attention to notice deadlines and cure periods. Track these dates closely so you do not miss your window to act.
Price, allowances, and upgrades
The base price usually includes the lot and the builder’s standard specifications. Items like cabinets, counters, flooring, and fixtures often have allowances. If your selections exceed the allowance, the overage is paid through a change order.
Builders may add a markup or fee for upgrades and changes. Ask for itemized pricing in writing before you approve any change. If possible, negotiate a cap on markups so costs stay predictable.
Legal and dispute terms
Many builder contracts include mediation or arbitration and name the governing law and venue. They also describe what happens if either party defaults. Know the consequences if you cancel or miss a deadline, and what remedies you have if the builder does not perform. If a clause feels significant, consider having a North Carolina real estate attorney review it before you sign.
Selections, change orders, and timelines
Selections and deadlines
You will usually choose paint, flooring, cabinetry, counters, fixtures, and HVAC options. Contracts often set a selections deadline within 10 to 30 days of signing or before a build stage like framing. If you miss a deadline, the builder may use standard options or charge a fee.
Get a written schedule that shows each selection deadline and allowance amount. Note any procedures for late selections and how costs will be handled. Staying ahead of selections keeps materials on order and your timeline moving.
Change orders
A change order is a written request to alter the signed plans or specs. It should include a description of the work, the full cost, any builder markup, and timing impacts. Do not approve work without a signed change order so you avoid surprises at closing.
Change orders can delay materials and labor. Your contract should clarify who bears the risk of delay and whether the closing date adjusts. Ask for lien waivers tied to change order payments so you have a clean title at the end.
Schedule, delays, and occupancy
Most builder contracts list an estimated completion date, not a guarantee. They may have clauses that cover weather, supply chain issues, or other delays. Some buyers negotiate credits or daily cost coverage if the home is late, but that depends on the builder and market.
Early occupancy before the Certificate of Occupancy is sometimes offered. This can carry risk if final inspections are incomplete. It is best to wait for the CO or accept the risks in writing if early occupancy is necessary.
Inspections, walkthroughs, and warranties
Inspections during construction
Independent inspections give you extra assurance beyond county inspections. Recommended checkpoints include pre-pour or foundation, pre-drywall for framing and rough-ins, and a final inspection before closing. Make sure your contract allows independent inspectors on site and sets ground rules for scheduling.
Walkthroughs and punch lists
You should have a final walkthrough before closing to identify items that are incomplete or defective. Put these items on a punch list in writing and agree on a reasonable timeline for completion. Many builders also do a post-occupancy walkthrough within a set period, often within 30 to 90 days.
Document everything with photos or video and send lists by the notice method in your contract. Clear documentation helps keep repairs moving and preserves your rights if issues linger.
Warranty basics
Most builders offer a structure similar to this, though terms vary by contract:
- One year for workmanship and materials.
- Two years for major systems like mechanical, electrical, and plumbing, depending on the warranty.
- Ten years for structural defects, often via a third-party company.
Get the written warranty documents at closing and learn how to submit claims. Note any exclusions, deadlines for reporting defects, and maintenance duties you must follow to keep coverage active.
New construction vs. resale in Hoke County
Why you might choose new construction
- Customization of finishes and sometimes floor plans.
- New systems that meet modern codes and can lower maintenance in the early years.
- Builder warranties that cover many defects.
Risks and tradeoffs with new builds
- Longer timelines and the chance of construction delays.
- Less room to renegotiate price after signing compared with resale.
- Builder-drafted contracts that may limit protections unless negotiated.
- Neighborhoods that are still maturing, which can affect noise and landscaping early on.
When resale could fit better
- You want immediate occupancy on a predictable timeline.
- You prefer straightforward negotiations based on comparable sales.
- You want fewer construction stages and fewer moving parts.
Buyer checklist you can use
Before you sign
- Review the full contract, plans, specs, allowances, and HOA documents.
- Confirm who holds your earnest money and that it goes into escrow.
- Keep financing and appraisal contingencies if you need them.
- Request itemized pricing for common upgrades and change-order markups.
- Get a written selections schedule with deadlines and allowance amounts.
During construction
- Ask for copies of permits and county inspection statuses.
- Schedule independent pre-drywall and final inspections.
- Keep a dated log of selections, change orders, and approvals.
Pre-closing and after closing
- Do a thorough final walkthrough and create a detailed punch list with timelines.
- Collect all warranty documents and any third-party warranty info.
- Confirm lien waivers are in place for final payments.
- Obtain the Certificate of Occupancy before you take possession, or understand the risks if early occupancy is allowed.
How Erica helps you win a new build
- Negotiation strategies. Builders often offer interest rate buydowns, closing cost credits, or upgrade packages. Erica can help you compare options and make sure every incentive is written into the contract.
- VA and relocation insight. If you are using a VA loan or moving on a tight timeline, Erica coordinates lender requirements, tracks contingency dates, and keeps the build on schedule.
- Selections and cost control. Erica helps you prioritize big-ticket items that are costly to change later, verify allowances, and get change-order pricing in writing.
- Inspection and punch-list management. She schedules key inspections, documents punch items, and follows up until the list is complete.
- Remote support. If you are out of state, Erica can provide video updates, virtual walkthroughs, and coordinate remote closings so you stay in control from a distance.
Ready to move forward?
If you are considering new construction in Hoke County, you deserve a clear plan and a contract that protects you. Reach out to discuss your goals, compare communities, and map out a smart timeline from contract to keys. Start your new-build journey with Erica Mooring today.
FAQs
What is typical earnest money for Hoke County new construction?
- Earnest money varies by builder and market, but many contracts use a fixed amount or around 1 to 3 percent of the price, with refund rules defined in the contract.
How do selections and deadlines work in a builder contract?
- You choose finishes like cabinets and flooring by set deadlines, often within 10 to 30 days or before certain build stages, and missing a deadline can trigger standard choices or fees.
How are change orders priced and approved in new builds?
- A change order should list the work, itemized cost, any markup, and timing impacts, and you should sign it before the builder proceeds.
What inspections should I plan for during construction?
- Plan for pre-pour or foundation checks, a pre-drywall inspection for rough-ins, and a final inspection before closing, with access rules set in your contract.
What does a typical builder warranty cover and for how long?
- Many builders provide one year for workmanship and materials, two years for major systems, and ten years for structural items, but always confirm the written terms.
How can an agent help me negotiate builder incentives?
- An experienced agent can leverage market conditions and builder timelines to request credits, rate buydowns, or upgrades and ensure every promise is written into the contract.
