What I Wish Every New Construction Buyer Knew Before Signing
- Audra Lane
- Mar 28
- 6 min read
The builder’s sales office is friendly, the model home is stunning, but the contract is written entirely in the builder’s favor. Here’s what I learned firsthand, and what I want every buyer to know before they sign.
I believe in offering my clients a clear, thoughtful perspective from the start. Having personally purchased two new construction homes in Southwest Florida, I understand how differently the process can unfold compared to a traditional resale, especially when decisions are moving quickly and builder contracts are written to protect the developer.
New construction offers incredible advantages, from modern design and warranties to enhanced hurricane protection and the ability to truly tailor a home to your lifestyle. My role is to help you navigate that process with clarity, strong representation, and the right guidance at each step.
I also work closely with out-of-state buyers, serving as your eyes and ears on the ground. From showings to inspections, I manage the details, coordinate with all parties, and keep you informed so you can move forward with confidence—no matter where you are. From day one, I’m in your corner, bringing a steady approach and connecting you with trusted professionals along the way.
“The builder’s on-site sales rep is friendly and knowledgeable — but they represent the builder, not you. Having someone in your corner changes everything.”
My Own Story: What We Experienced in New Construction
My husband and I built our downtown Sarasota home during the supply chain challenges of 2021–2022, and the experience gave me a deeper, firsthand understanding of how new construction timelines and contracts can evolve over the course of a build.
Like many homes built during that period, our timeline shifted beyond the original estimate, requiring us to remain flexible and make a few interim arrangements along the way. It was a valuable reminder that, even with strong builders, construction timelines can be fluid.
What proved most meaningful, though, was the importance of staying engaged throughout the process. During our pre-drywall inspection, we noticed a specific energy-saving feature that had been included in the original marketing materials wasn’t installed in our new build. By keeping thorough documentation and addressing it directly with the builder, we were able to have it installed as originally agreed at contract.
That experience reinforced something I carry into every client relationship today: thoughtful oversight, clear communication, and attention to detail truly matter in new construction. My role is to help ensure nothing is overlooked and that my clients feel informed and supported from start to finish.
Inspections Are Not Optional
One recommendation I consistently share with my new construction clients is to invest in both a pre-drywall inspection (when applicable) and a final inspection prior to closing.
In a recent transaction, I represented buyers purchasing a newly constructed condominium priced a bit above $2 million in Pinellas County. My out-of-state buyers couldn’t be onsite for the inspection, so I attended, took many pictures and videos, and met with the inspector on their behalf. By bringing in a highly regarded independent inspector, we identified a number of items that warranted attention, including a plumbing leak and several electrical and HVAC concerns that were readily addressed by the builder before closing.
Even in brand-new construction, there are many moving parts, multiple trades, tight timelines, and layers of coordination. An experienced, independent inspector provides an additional level of oversight and peace of mind, ensuring everything is delivered as intended.
It’s a relatively small investment that can make a meaningful difference in protecting your home and your overall experience.
THINGS THAT COMMONLY SURPRISE NEW CONSTRUCTION BUYERS
Completion dates are typically estimates, not hard deadlines
Material substitutions may be permitted without buyer approval
Deposits are often larger and structured in multiple stages
Inspection access during the build can be limited (request pre-drywall access)
HOA and community rules carry significant long-term obligations
Warranty coverage varies widely and has specific claim procedures
Promotional materials may promise features not guaranteed in the contract itself
The Contract Isn’t Like a Standard Resale Agreement
In a typical resale home purchase, both sides sign a standardized Florida contract form that’s been balanced and refined over the years. However, new construction is different. The builder drafts their own longer and more detailed contract designed to protect their interests and their business. That’s not necessarily a bad thing; it reflects the realities of how both large-scale construction and custom construction work. But it does mean the agreement is not written with only your best interests in mind.
That’s why I encourage every new construction buyer I work with to have a real estate attorney review the contract before signing. An attorney who handles Florida real estate transactions sees these builder contracts regularly and can flag language that a buyer might otherwise miss. We are fortunate to have many qualified, experienced real estate attorneys in our area, and I’m happy to provide solid legal contacts for your new construction purchase.
Deposits and Timelines: Know What You’re Agreeing To
With a resale home, you typically put down earnest money and move toward a single closing. In new construction, builders often require a larger upfront deposit at signing, sometimes followed by additional payments tied to construction milestones and special choices in the design center. Real money is on the table throughout the process, not just at the end, and it follows a different schedule and set of stipulations than resale homes would.
Construction timelines are estimates, not promises. Weather, labor shortages, supply chain disruptions, and permitting delays can all push things back significantly. As my own experience showed, “longer than expected” can mean a very long time. If you’re selling your current home or your lease is ending, you need a contingency plan. That’s something your agent should help you think through well before you get into trouble.
HOA Documents and Warranties Deserve Real Attention
If you’re buying in a planned community, you’re almost certainly buying into a homeowners’ association, and possibly a community development district (CDD) as well. These governing documents define what you can do with your property, what fees you’ll owe, and what rules you’ll live under. They’re not light reading, but they matter for your daily life as a homeowner.
New construction warranties are a genuine advantage of buying new, but the details vary significantly. What’s covered, for how long, and through what process all matter. Understanding your warranty terms before closing means you’re prepared if something goes wrong after you move in, rather than discovering the fine print when you need to use it.
It’s also important to note that Florida has a law that requires builders to provide at least a one-year new construction warranty. You can read the actual law here: 553.837 - Mandatory builder warranty
How I Can Help You — and Where I’ll Point You to the Right Professionals
As your buyer’s agent, I’ll ask the right questions, keep everything on track, and make sure nothing important is overlooked. I frequently work with out-of-state buyers and understand what it means to be your eyes and ears on the ground. From the first showing to well beyond closing, I serve as a trusted point of contact while helping you navigate decisions, coordinate details, and stay connected at every step.
As part of a well-rounded approach, I do encourage buyers to consider having a real estate attorney review their new construction contract prior to signing. It’s a smart, proactive step that can offer additional clarity and peace of mind.
I work collaboratively with your chosen professionals by coordinating timelines, communicating with the builder’s team, and representing your interests throughout the process. I’ll also be there for inspections and walkthroughs to help ensure every detail is properly documented and addressed. And you’ll have a knowledgeable advocate by your side from start to finish, as someone focused solely on your interests.
Buying a newly built home is one of the most exciting purchases you can make. My goal is to make sure it stays that way, and that you arrive at closing day informed, protected, and ready to enjoy your new Florida lifestyle.
READY TO BUY NEW CONSTRUCTION?
Let’s Make Sure You’re Protected From Day One
I’d love to be your advocate through the entire process — from that first visit to the model home to the moment you get your keys. If you’re considering a new build in the Sarasota, Bradenton, Lakewood Ranch, St. Pete, or surrounding areas, let’s connect. - Audra Lane, REALTOR®, CIPS
Connect: https://linktr.ee/AudraByTheSea
© 2026 Audra by the Sea
*This post reflects my personal experience and general observations as a real estate agent. It is not legal advice. Every contract and situation is different. I always encourage new construction buyers to consult with a licensed Florida real estate attorney to review their specific agreement before signing.
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