The Ave Collective
Free Checklist · Desaree Suttle
New Construction BuyerChecklist
Everything you need to check before you sign, during the build, at closing, and after you move in. Bring this to every builder meeting.
How to use
☐ Click boxes to check off
Critical Do not skip
Negotiate Push back here
Document Keep written records
🚩 Stop and consult your agent
Your Progress
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01
Before You Sign Anything
Contract · Representation · Inclusions · Financing
Do Before Day 1
Confirm you have your own buyer's agent — not the builder's
The builder's agent legally represents the builder. Your buyer's agent costs you nothing extra and must legally represent your interests.
Critical
Register your agent with the builder before your first visit
Many builders require your agent on the first visit. Visit alone and you may lose the right to representation.
Critical
Read the entire purchase contract — not just the summary
Builder contracts are written by their legal team. Do not rely on the sales agent's explanation of what it says.
Critical
Review escalation clauses and price adjustment terms
Know what triggers a price change and what your options are if it happens before closing.
Critical
Review delay, cancellation, and earnest money terms
What are your remedies if the builder misses the completion date? What happens to your earnest money if either party cancels?
Critical
Have an attorney or buyer's agent review before signing
A one-hour attorney review is inexpensive relative to what is at stake. Do not skip this step.
Critical
Get the base specification sheet in writing
The model home is a marketing tool. Virtually everything beautiful in it is an upgrade. Know exactly what the base price includes.
Critical
Verify landscaping, fencing, and lot grading are included
These are frequently excluded and can add $15,000–$40,000 after closing.
Negotiate
Confirm appliance packages — brands, models, and grade
Base appliance packages vary widely. Know exactly what is included before pricing upgrades.
Document
Compare the builder's preferred lender rate vs. outside lenders
Builder incentives tied to their lender often cost more over 30 years than the incentive is worth. Get competing quotes before committing.
Negotiate
Negotiate closing cost credits, rate buy-downs, and upgrade allowances
Builders rarely reduce base price — but these items are frequently negotiable, especially at month or quarter end.
Negotiate Notes: _______________________________________________________
02
Design Selections
Deadline · Documentation · Change Orders
Do Before Build Starts
Know your design selection deadline — and protect it
Missing this window can delay the entire build or lock you into base options. Treat it like a closing date.
Critical
Photograph and document every selection at the design center
Selection errors happen more often than buyers expect. Your own documentation protects you if something is ordered incorrectly.
Document
Get all selections confirmed in writing with product names, colors, and SKUs
A written selection sheet signed by both parties is the only protection in a dispute about what was ordered.
Critical
Understand the change order policy and cost before making changes
Changes after the selection window close at 3–5x the original price. Some changes become impossible once framing is complete.
Negotiate
Consult with an interior designer before your design center appointment
The design center consultant works for the builder. Your own design advisor helps you make confident decisions without pressure.
Recommended Notes: _______________________________________________________
03
During the Build
Timeline · Inspections · Milestone Verification
Track Throughout
Schedule an independent pre-pour inspection before foundation is poured
Verify rebar placement and plumbing locations before concrete is poured. Issues here cost almost nothing to fix now and thousands later.
Critical
Schedule a pre-drywall inspection before drywall is installed
The single most important inspection in the entire build. Every electrical, plumbing, and HVAC element is visible. After drywall, issues cost thousands to fix.
Critical
Hire an independent inspector — not the builder's inspector
The builder's inspector is on their payroll. An independent inspector has no incentive to overlook anything.
Critical
Verify foundation dimensions match your plan before framing begins
Measurement errors at foundation stage affect everything above it. Verify before the next phase begins.
Verify
Confirm outlet, switch, and plumbing locations match your plan during rough-in
Catching location errors during rough-in is a simple conversation. After drywall it requires opening walls.
Critical
Verify material selections arrived correctly before installation begins
Wrong tile, wrong cabinet color — catching these before installation saves significant time and money.
Verify
Confirm HVAC system is correctly sized for your specific home
In Arizona's climate, an undersized HVAC system is a serious quality-of-life issue. Verify the load calculation was done for your specific home — not a generic model.
Critical Notes: _______________________________________________________
04
Pre-Closing Walkthrough
Final Inspection · Punch List · Before Closing
Before Closing
Bring your independent inspector to the final walkthrough
You will catch significantly more issues with trained eyes present. Do not do this alone.
Critical
Test every outlet, switch, fixture, and appliance
Bring a phone charger. Run every appliance. Turn on every fixture. Issues found before closing are the builder's responsibility.
Test Everything
Verify all selections match what was ordered at the design center
Pull out your selection documentation and verify every item. Wrong flooring, wrong hardware, wrong paint must be resolved before closing.
Critical
Check all doors and windows open, close, lock, and seal properly
In Arizona's temperature extremes, a poorly sealed window or door has real energy cost implications.
Verify
Inspect all cabinetry, tile, countertops, and flooring for defects
Get on your knees. Look at grout lines. Open every cabinet. Photograph everything that is not perfect.
Document
Submit a formal written punch list — do not close until it is addressed
Every unresolved item must be in writing with a specific completion timeline and financial recourse if missed.
Critical
Verify lot grading directs water away from the foundation
Arizona monsoon season creates drainage challenges. Foundation drainage issues are expensive and sometimes excluded from warranty.
Critical
Receive and review all HOA documents before closing
Arizona law requires HOA disclosure before closing. Read the CC&Rs and budget before you are legally obligated to the community.
Critical Notes: _______________________________________________________
05
Warranty Coverage
1-Year · 2-Year · 10-Year · How to File
After Closing
Period Coverage Key Action
1 Year Workmanship & Materials — paint, drywall, fixtures, appliances Submit formal written list within 30 days of closing 2 Years Mechanical Systems — HVAC, electrical, plumbing Schedule independent mechanical inspection at 23 months 10 Years Structural Defects — foundation, load-bearing walls, roof structure Know your builder's exact definition of "structural defect" before you need it Varies Builder Extended Warranty — beyond statutory minimums Get ALL warranty terms in writing before closing — verbal promises are not enforceable
Get all warranty terms in writing before closing
Verbal warranty promises from the sales office are not enforceable. Every warranty commitment must be in writing.
Critical
Document and submit all workmanship issues within 30 days of closing
Submit a formal written list immediately after moving in with photos. Do not wait.
Critical
Schedule an 11-month inspection before the 1-year warranty expires
Your last opportunity to catch workmanship issues at the builder's expense. Do not miss this window.
Critical
Schedule a mechanical inspection at 23 months before 2-year warranty expires
In Arizona's climate, HVAC issues developing in year two are common and expensive without warranty coverage.
Critical
Understand your builder's exact definition of a structural defect
Builders define "structural defect" narrowly. Know exactly what is covered under your specific builder's warranty before you need it.
Know This Notes: _______________________________________________________
06
Red Flags — When to Pause
Warning Signs · Deal Breakers · Walk Away Triggers
Know These
These are not items to check off — they are warning signs. If you encounter any of these, stop and consult with your buyer's agent before proceeding.
🚩 Builder refuses to allow an independent pre-drywall inspection
A reputable builder has nothing to hide. Resistance here is a serious concern about construction quality.
🚩 Sales agent makes verbal promises not in the written contract
If it is not in writing, it does not exist. Any commitment that cannot be put in the contract should raise immediate concern.
🚩 Significant unresolved punch list items at final walkthrough
A long punch list at closing means the builder is behind. Do not let timeline pressure push you to close before the home is complete.
🚩 Builder has multiple unresolved AZ Registrar of Contractors complaints
Check roc.az.gov before signing. A pattern of unresolved complaints predicts your experience as a buyer.
🚩 Extreme pressure to make design selections faster than you're comfortable with
Rushed decisions in the design center lead to expensive regret. A builder who respects your investment gives you time.
🚩 HOA documents not delivered before the required disclosure deadline
Arizona law requires HOA disclosure before closing. Late delivery is either administrative failure or deliberate — both are problems.
Notes: _______________________________________________________
Ready to Have Someone in Your Corner?
I work with new construction buyers across Gilbert, Chandler, Queen Creek, and Scottsdale — at no additional cost to you. Let's talk before you walk into that sales office.
Book a Free Consultation →
Desaree Suttle · 715.210.5150 · desareesuttlehomes.com
AZ License SA662429000 · The Ave Collective
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