Questions to ask your home builder before you sign.

The builder's purchase agreement is written by the builder's attorneys, so the questions that protect you are the ones you ask before you sign. And the most important thing to know about new construction: the sales agent at the model home works for the builder, not for you. As your buyer's agent, I represent you, and I go with you to the sales office so your interests are protected from the very first visit. I have sold new homes across Las Vegas, including homes over $1 million, and I ask every one of these questions on behalf of my buyers. We will take this list to the sales office together and go through it line by line. You don't have to do it alone.

What's included in the base price vs. what's an upgrade?

The base price covers the home and its standard features, and everything else is an upgrade: the lot premium, the elevation, upgraded finishes, landscaping, appliances, blinds. Ask for the full inclusion list in writing so you know exactly what you are paying for before the options add up.

What are the HOA fees and rules?

Most Las Vegas master-planned communities have an HOA, and the fees and rules vary widely. Ask for the current monthly or annual fee, what it covers, and the community rules that matter to you: parking, landscaping, rentals, and exterior changes. An HOA is part of the monthly cost of the home, so know it before you commit.

What are the property tax and insurance estimates?

Your monthly payment includes more than the mortgage. Ask the builder for realistic property tax and homeowners insurance estimates for the completed home, and check them against your own numbers. Nevada property taxes are relatively low, but insurance costs can surprise first-time buyers, so get the estimate in writing.

What's the build timeline and what happens if it's delayed?

Ask for the expected milestones: when construction starts, when the drywall goes up, when you can schedule inspections, and the target closing date. Then ask what happens if the timeline slips. Understand the delay clauses in the contract, how long you are willing to wait, and what your options are if the build runs late.

What warranties are included and who do I call after closing?

New-home warranties typically cover structural components, systems, and workmanship, but each has its own terms and timelines. Ask what is covered, for how long, and exactly who to call after closing when something needs attention. Get the warranty documents before you sign, not after.

Can I bring my own inspector?

Some builders restrict when inspectors can access the home, so ask up front. A pre-drywall inspection and a final inspection before closing are worth every dollar, even on a brand-new build. Your inspector works for you, and the walkthrough is your chance to list every item you want corrected before you take the keys. I'll be there with you at both inspections, so nothing gets missed.

What school district serves this community?

New communities are often served by newer schools, but boundaries can shift as the area grows. Ask which school district and which schools serve the community, and verify the assignment before you commit. I can pull the boundary maps and confirm the assignment with you. If schools matter to your family, this is a question to answer before you pick a floor plan, not after.

What are resale values like here?

A new home is also an investment, so ask how homes in the community have held their value and how resale is trending. The builder can share what resale activity looks like in the neighborhood, and I can pull the comparable sales and check it against the market for you.

What incentives are available and what are they tied to?

Builders offer rate buydowns, closing-cost credits, and free upgrades, and those incentives change with the market and the season. Ask what is available right now and what each one is tied to, because many require using the builder's preferred lender. Compare the rate and fees against an outside lender before you decide, and I'll help you run the numbers so you know the true value of the incentive.