Building Basics

We asked three experts what questions you should ask prospective builders before signing on the dotted line. Paul Thompson is the executive vice president of the Florida Home Builders Association; Jim Turner is the chief plumbing and mechanical inspector for the Collier County Building Department; and Bill Jurek is the president of The HomeTeam Inspection Service, a Fort Myers-based business often hired by out-of-town owners to serve as an ombudsman with the builder. Here's what they said:

1. Who has the builder built for recently?

Just as you'd do if hiring a prospective employee, ask for references and then make the calls. Have the builder provide the names and phone numbers of three to five clients. "If the builder doesn't want you to talk to recent clients, it's probably a red flag," says Thompson. "It's important to have at least three because there's always a chance somebody's had a bad experience, and you can use that to weigh against the others."

"Ask them what went right, what went wrong and how the company handled it," adds Jurek.

2. Can I visit some of the homes you've built?

Touring a model or speculative home gives you a real feel for the builder's workmanship, style and attention to detail. Thompson says to pay particular attention to the finish work-things like flooring, walls, moldings and built-ins. "This gives you an indication of how good their subcontractors are," says Jurek. "It also represents the last 5 percent of the home, when the builder may be in a hurry to wrap it up. You want to make sure the finish work is well executed because these little things make the difference.

"If the builder doesn't take enough pride in an original model and you find deficiencies, chances are there will be deficiencies in your home," adds Jurek. "If it doesn't look right to you, it probably isn't. Instead of looking at the furnishings, look at things like windows. Are they caulked and sealed properly? What does the grouting look like? Is there anything unusual about the finish on the outside?"

3. Ask questions that will help you determine a personality fit.

"The customer has to feel comfortable with their builder," says Thompson. "It's almost like getting married. You're going to spend a lot of time together, and it's not always going to be rosy."

Like romance, it may not be love at first sight. Thompson suggests meeting at least twice-more if possible-with a prospective builder before making the decision to hire. And remember, it works both ways. "The builder is going to be doing the same thing," Thompson says. "They're going to be evaluating if they want your business."

4. Is the builder a member of the local building industry association? Are the subcontractors?

The Florida Home Builders Association and its local building industry association chapters have already done some of the work for you. Each of the group's 15,000 statewide members has gone through an initial screening process that includes checking references and licensing and checking into the Better Business Bureau. "A home builders association will keep a log of any problems with builders and won't recommend them," says Thompson. "Builders who are members show they care enough about the industry to be part of the association and adhere to its code of ethics."

If the subcontractors aren't association members, ask if they're licensed, says Turner.

5. What level of onsite supervision can you expect from the builder?

Ask how often the builder visits the home site, how long he or she spends there and what the visit entails. You want someone who's on site enough to identify potential problems before they become costly or time-consuming problems to remedy.

6. What level of communication will you have with the builder during construction, and how will that process be managed?

Thompson says to find out who you'll be dealing with-the builder or a liaison-and how readily available they will be. You want someone who's available and willing to take your calls. A builder's rep should have immediate access to the builder.

If working long distance, many homeowners hire an inspection company like Jurek's to oversee the progress. And tech-savvy builders now have Web sites, where you can log on and check construction progress and see recent construction photos of your home.

7. Who are your suppliers?

Specifically ask for a list of major suppliers, such as building supply houses, lumber companies, tile and roofers, and check into these references to ensure the builder is paying bills on time and has a good relationship with his or her subcontractors.

"It's a good business practice," says Thompson. "The homeowner could become liable for paying the bills."

8. Who are your lenders?

"That again is someone you can call and get good references from," says Thompson.

9. How do you determine the price of a change order?

Whether you like it or not, there will be changes during the building process, and more than likely these will mean a higher cost to you. Turner says some builders base their charges on time and materials. Others add another 10 percent to labor and materials. Find out beforehand, and make sure it's a formula you can live with.

10. What is your warranty program?

Make sure any warranty program covers all bases and that you understand it, says Jurek.