25 Questions to Ask Your Builder Before Signing a New Construction Contract in DFW (2026)

Aug 14

6 min read

25 Questions to Ask Your Builder Before Signing a New Construction Contract in DFW (2026)

The builder's contract is the builder's document — drafted by the builder's attorney, designed to protect the builder's interests. Before you sign, these 25 questions expose the terms, costs, and risks that the builder's sales rep will never volunteer. After 300+ new construction closings, these are the questions that have saved my clients the most money and prevented the most problems.

Pricing and Costs

1. What is the total all-in price — base price plus lot premium plus ALL standard options?

The advertised "from" price rarely includes lot premium, elevation upgrade, and other items the builder considers standard options. Get the complete number before comparing builders.

2. Are there MUD or PID taxes on this lot, and what is the exact annual amount?

Not "is there a small assessment" — the exact dollar amount. $5,000/year PID adds $417/month to your payment. This changes your effective budget.

3. What is included in the base price that is an upgrade with other builders?

Some builders include 42" cabinets, granite countertops, and covered patios as standard. Others charge $5,000–$15,000 for each. Knowing this prevents false comparisons.

4. What is the HOA fee, and what does it cover?

Monthly HOA fees in DFW master-planned communities range from $75 to $250+/month. Know the amount AND what it covers (pools, fitness, landscaping, management).

5. Are there any additional fees at closing beyond standard closing costs?

Capital improvement fees, builder administrative fees, and HOA transfer fees can add $1,000–$5,000 to your closing costs. Ask for a complete fee schedule.

Contract Terms

6. What is the estimated completion date, and what happens if the builder misses it?

Most builder contracts allow 90–180 days of delay without penalty. If your lease expires June 30 and the builder can delay until December without consequence, you need to know this now.

7. Can I cancel the contract, and what do I forfeit?

Understand the earnest money forfeiture terms, the cancellation window, and any additional penalties for buyer cancellation. Some contracts include liquidated damages beyond earnest money.

8. What triggers a price increase during construction?

Material cost escalation clauses allow some builders to increase the price mid-construction. Know whether your price is locked or subject to adjustment.

9. Is the purchase price locked, or can the builder change it before closing?

Related to #8 but broader — some contracts give the builder discretion to adjust pricing for reasons beyond material costs. Read the specific language.

10. What is the dispute resolution process?

Most builder contracts include mandatory arbitration clauses waiving your right to sue in court. Understand the process before you agree to it.

Construction and Quality

11. Can I do a pre-drywall inspection with my own inspector?

Professional builders welcome this. Builders who resist it are sending a signal. Your independent inspector catches framing, plumbing, electrical, and HVAC defects before they are sealed behind drywall.

12. Who is the site superintendent for this community, and can I meet them?

The superintendent's quality standards directly affect your home. A good superintendent runs a tight, clean site. A mediocre one produces mediocre homes regardless of the builder's brand.

13. What is the construction timeline, and what are the key milestones?

Foundation pour, framing, mechanical rough-in, drywall, finish work, final walkthrough. Know when each stage is expected so you can track progress.

14. How many homes is the superintendent currently overseeing?

A superintendent managing 10 homes gives more attention than one managing 40. This number directly correlates with finish quality and defect rates.

15. What is the standard foundation type, and what is the post-tension cable warranty?

DFW's clay soil makes foundation quality critical. Post-tension slab is standard — understand the warranty terms and exclusions, especially regarding homeowner maintenance obligations (foundation watering).

Design Center and Upgrades

16. Can I get the model home option list with pricing?

The model home has $80K–$150K in upgrades. Knowing exactly what is upgraded and what each item costs prevents design center sticker shock.

17. What is the design center change deadline?

After a certain point in construction, selections cannot be changed without a change order fee. Know the deadline.

18. What are the change order fees during construction?

Moving an outlet, adding a gas line, or changing a window during construction costs significantly more than specifying it upfront. Know the fee structure.

19. Which upgrades can I do myself after closing without voiding the warranty?

Some builders void warranty coverage if you modify electrical, plumbing, or HVAC within the warranty period. Know the boundaries before planning after-close upgrades.

Lender and Financing

20. What incentives are contingent on using the preferred lender, and what do I keep if I use my own?

Separate the lender-contingent incentives (rate buydown, closing credit) from the non-contingent ones (lot premium waiver, design center credit). This determines whether the preferred lender math works.

21. Is the preferred lender rate locked at contract or at closing?

If the rate is not locked until closing and rates rise during your 8–12 month build, your monthly payment could increase significantly from what was quoted at contract signing.

Warranty and Post-Close

22. What exactly does the 1/2/10 warranty cover and exclude?

1-year workmanship, 2-year mechanical, 10-year structural — but the exclusions matter more than the coverage. Foundation movement from "normal soil conditions" is typically excluded. Cosmetic cracking is often excluded. Read the exclusion list.

23. What is the warranty claim process, and what is the typical response time?

How do you submit a claim? Is there a portal, phone number, or email? What is the typical response time? Is there a guaranteed response window? Understanding the process before you need it prevents frustration.

24. Who provides the structural warranty — the builder or a third-party insurer?

Some builders self-insure the 10-year structural warranty. Others use third-party warranty companies. A third-party warranty survives even if the builder goes out of business.

25. Will you provide a completed home for me to walk through (not the model)?

The model home is the builder's marketing tool — upgraded, staged, and professionally photographed. A completed home awaiting buyer closing shows you what a base or lightly upgraded home actually looks like. This is the most honest preview available.

Why These Questions Matter

The builder's sales rep is trained to present the community, the floor plans, and the incentive package in the best possible light. That is their job. Your job is to understand the total cost, the contract risks, and the quality commitment before you sign a contract that is very difficult to exit.

After 300+ new construction closings, I ask these 25 questions on behalf of every buyer I represent. The answers have prevented six-figure mistakes, exposed hidden costs, and ensured that my clients close on homes that meet the standard they were promised — not a lesser version hidden behind drywall and marketing language.

Contact: 469-269-6541 | nitinguptadfw.com/contact-us

Frequently Asked Questions

What is the most important question to ask a builder? Question #6: What is the estimated completion date and what happens if the builder misses it? Most contracts allow 90–180 days of delay without penalty. If you have a lease expiration, rate lock expiration, or school enrollment deadline, the builder's contractual flexibility to delay can cost you thousands.

Should I have my agent review the builder's contract? Absolutely. The builder's contract is written to protect the builder. Your buyer's agent identifies terms that create risk for you — delay clauses, arbitration requirements, change order pricing, warranty exclusions — and negotiates modifications where possible.

Can I negotiate builder contract terms? Some terms are negotiable (completion incentives, change order caps, warranty extensions) and some are not (mandatory arbitration, standard warranty structure). An experienced buyer's agent knows which terms have flexibility and how to request modifications professionally.

Contact: 469-269-6541 | nitin@NitinGuptaDFW.com | NitinGuptaDFW.com

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