Wondering about the worth of new builds? In a more detailed piece about whether new builds are worth buying, we bring you their advantages and downsides. This guide explores the inquiries interested buyers should make before purchasing a new build property.
Advantages of a brand-new home
Selecting a brand new house brings benefits. One such advantage is the freshness of the property. Everything, from kitchen fixtures to the bathroom suite, is unused and pristine. This newness often means less immediate repair work compared to an existing property.
Another key benefit is the incorporation of modern design and technology.
New build homes frequently feature contemporary layouts, energy-efficient systems, and the latest building standards. These aspects contribute to lower running costs and improved living standards.
Buying a new build often includes options to customise finishes or layouts before completion. This personalisation allows buyers to shape their homes according to their preferences.
Additionally, new builds in the UK often come with warranties, such as those from the National House Building Council (NHBC). These warranties provide peace of mind by covering structural defects for a set period.
The buying process for new build properties
The process of buying a new build differs from purchasing an existing property. Distinctions include dealing directly with house builders or developers and the possibility of buying 'off plan'. Purchasing off-plan means buying a property before or during its construction. This approach can offer early bird advantages like choice locations within a development or pre-completion price incentives.
However, this process also involves understanding specific terms and conditions including reservation fees, which secure your chosen property, and long stop completion dates that outline a timeframe for the building's completion.
It's equally important to understand the role of different parties involved, like management companies in leasehold properties, and to prepare questions about every aspect of the purchase, ensuring a fully informed decision.
Questions to ask when buying a new build house
1. Is the new build house freehold or leasehold?
Identifying the tenure of a new build house is important. A freehold property grants more control and fewer ongoing costs.
In contrast, a leasehold property often involves ground rent and service charges. Confirming the tenure helps you understand your responsibilities, rights, and future costs.
2. Can I negotiate the price?
While many assume that new build prices are fixed, there is often room for negotiation. This could result in a reduced purchase price or additional extras included at no extra cost.
Asking about negotiation early in the process provides a clearer picture of the overall financial commitment.
3. What does the home warranty cover?
Home warranties are very important as they offer protection against certain defects in newly built homes. It's important to ask about the warranty's length, what it covers, and the provider's reputation. Understanding these details can provide peace of mind and protect against unforeseen issues.
4. What are the estimated maintenance costs?
Maintenance costs for new build houses can vary. Asking about maintenance feesthese costs gives you a better idea of the long-term financial commitment. This includes understanding management fees if the property is part of a larger development, costs for communal areas, and any service charges. Getting a clear view of these costs can help budget effectively.
5. What were the builder's previous projects and their outcomes?
Researching a house builder's past projects offers insights into their standard of work. Look for completed developments and assess their quality. This information helps gauge the reliability and skill of the builder you're considering.
Checking the longevity and condition of past projects can reveal the builder's commitment to quality. Enquire about these aspects with property investors or search online to find relevant details.
6. Can I get feedback from other developments?
Feedback from residents in the builder’s previous developments is a valuable resource. It provides real-life experiences and opinions about the builder's work quality and customer service.
Seek out forums, social media groups, or property websites where current homeowners share their experiences. Pay attention to comments about the building process, post-sale support, and any recurring issues.
7. What is the builder’s reputation in the industry?
You can ask your agent about the builder's standing within the industry as it reflects their business practices, financial stability, and overall professionalism. Ask for or research industry awards, recognitions, and certifications.
Also, consider the builder's involvement in large developments and collaborations with reputed companies. A builder with a solid industry reputation is more likely to deliver a quality new build home and address any issues responsibly.
8. What's included in the new build house?
When buying a new build house, the specifics of what is included can vary significantly. Often, new build homes come with various fixtures and fittings. Ask the house builder about the included features.
Examples might be kitchen appliances, flooring types, or garden landscaping. This information helps you understand the property's value and what additional expenses might be necessary, post-purchase.
9. What are the energy efficiency and sustainability features?
Energy efficiency is a key attraction of new build homes. Inquire about the sustainability features of the property. Questions to ask include the type of insulation used, energy ratings of appliances, and any renewable energy sources like solar panels.
These details affect long-term energy costs and environmental impact. They are ideal for environmentally conscious buyers looking to minimise future utility bills.
10. What is the quality of structural and building materials?
The structural integrity of a newly built house is foundational to its longevity and safety. It's important to ask about the building materials used and the construction standards adhered to.
Inquire about warranties like the Premier Guarantee or specifics about the construction process. The materials used, such as the type of wood for framing or the quality of double glazing, gives insight into the property's durability.
11. What is the ground rent and what are the service charges?
Ground rent in new build flats often starts at a modest rate. Find out if it's fixed or escalatory. In the latter case, how frequently does it increase, and by what formula? The increments could be substantial, impacting affordability long-term.
Service charges cover communal area maintenance. Seek clarity on the annual cost and what it includes. Find out if a management company oversees these charges and, if so, their reputation for efficiency and transparency. Check for any planned major works that could hike up these fees.
12. What is the council tax band?
Each new build property falls into a council tax band determined by its value. Council tax varies across different local authorities. Inquire about the specific band for your property and the current rate. This expense forms a regular part of your housing costs.
13. What are the restrictive covenants and property rights?
Restrictive covenants can limit how you use your property. They might dictate parking, alterations, or business use. Confirm any such conditions with your conveyancer. Understanding these legal bindings early prevents future surprises and complications.
14. What extra costs can be anticipated?
When buying a new build, expect additional expenses. These might include reservation fees, legal fees, and possibly a higher mortgage rate for new builds. Consider the cost of fitting out the property, as new builds often come unfurnished. Factor in all these expenses to understand the total financial commitment.
15. What is the long stop completion date?
The long stop completion date represents a safeguard in new build purchases. This specific date acts as a deadline for the builder to complete the property. If this deadline passes without completion, you, as the buyer, have the right to reconsider the deal.
Understanding its implications ensures you're prepared for any construction delays. You must confirm this date with your developer and include it in your contract.
16. Are there any planned future developments in the area?
Future developments around your new build home can impact its value and your quality of life. Inquiring about planned infrastructure, such as schools, hospitals, or shopping centres, reveals the area's growth trajectory.
This information helps in assessing long-term living conditions and investment prospects. Ask your home builder or local planning authorities about any upcoming projects.
Other important factors you must consider
Resale potential and property value over time
Considering the resale potential of a new build house is a smart move for any buyer. Market trends, the area's popularity, and the property's upkeep play big roles in property valuation.
When buying a new build, evaluate factors like local demand among young professionals or families, the area's development plans, and the quality of construction. These elements shape the future resale value of your property.
Neighbourhood, community, amenities and facilities
When looking into the amenities and facilities around a new build home, there are several key areas to focus on:
Local shops and services: check for the availability of essential services like grocery stores, pharmacies, and post offices. The proximity of these services to your new home can greatly affect your daily convenience.
Healthcare services: enquire about nearby healthcare facilities such as hospitals, clinics, and dental practices. Accessibility to healthcare is crucial, especially in emergencies.
Educational institutions: if you have children or are planning a family, understanding the local schooling options is essential. Look into the reputation, Ofsted ratings, and catchment areas of nearby schools.
Leisure and entertainment: explore what the area offers in terms of restaurants, cinemas, sports facilities, and cultural venues. These aspects contribute to your lifestyle and social life.
Future developments: ask about any planned developments or changes in the area. New amenities could enhance your living experience, while certain types of developments might negatively impact it.
Transport links and access roads
For the transport aspect, consider the following:
Public transport: investigate the availability and frequency of public transport options like buses, trains, and trams. Good public transport links can make commuting easier and reduce the need for a car.
Road connectivity: look at how the area is connected by major roads or motorways. Easy access to main roads can be a significant advantage for daily commuting and traveling.
Future transport plans: research any planned improvements or additions to transport links in the area. Upcoming transport projects could increase the area's accessibility and boost property values.
Traffic and noise: consider the potential impact of traffic noise and congestion. While good road connectivity is beneficial, it should not come at the cost of a peaceful living environment.
Green spaces and public areas
When assessing green spaces and public areas, focus on:
Availability of green spaces: check for the presence of parks, nature reserves, and walking trails. These areas are important for recreation, relaxation, and fostering a sense of community.
Quality and maintenance: evaluate the condition and upkeep of these green spaces. Well-maintained public areas can enhance the living experience in the neighbourhood.
Future green initiatives: enquire about any plans for new parks or improvements to existing ones. An increase in green spaces can lead to a healthier, more pleasant living environment.
Community interaction: understand how these public areas facilitate community interaction. Spaces that host events, sports activities, or community gatherings can greatly enrich your social life.
By thoroughly investigating these aspects, you ensure that your choice of a new build home is well-informed and suited to your lifestyle needs.