New Construction Buyer Checklist — Baldwin County

New construction involves more distinct stages than a resale purchase, and each stage has its own set of decisions, deadlines, and potential mistakes. This checklist covers every stage from before you visit a model home through the weeks after closing.

Print it, save it, or work through it with your agent. The items marked with ⚠️ are the ones buyers most often skip — and most often regret.

Stage 1: Before You Sign Anything

Research and representation

• Engage a buyer’s agent before your first model home or sales office visit — most builders require registration on the first visit; returning later without an agent may forfeit your right to representation
• Verify the builder’s Alabama contractor license at the Alabama Licensing Board for General Contractors
• Research the builder’s reputation: completed communities, buyer reviews, BBB complaints, and local agent feedback
• Review the community’s HOA documents, covenants, and deed restrictions before signing — look specifically for rental restrictions, exterior modification rules, and the dues structure
• Confirm school zone assignment by specific address with the applicable school district — don’t rely on the builder’s marketing materials or general community descriptions

Financial readiness

• Get pre-approved before visiting communities — not after finding one you want
• Use the Home Affordability Calculator to confirm your realistic budget before the sales office sets expectations
• Budget the full cost of new construction: base price + lot premium + design center upgrades + landscaping/window treatments + closing costs. A home listed at $320,000 with $35,000 in upgrades and a $10,000 lot premium is a $365,000 purchase plus closing costs.
• Get a Loan Estimate from the builder’s preferred lender and at least one outside lender — compare total loan cost, not just the incentive amount
• If you’re a first-time buyer, verify whether the builder’s preferred lender is AHFA-approved (AHFA Step Up is available on new construction)

Flood and insurance

• ⚠️ Verify flood zone status for the specific lot at msc.fema.gov before signing
• Get actual insurance quotes for homeowner’s, wind/hail (often a separate policy on the Gulf Coast), and flood insurance if applicable — before you go under contract, not after

Stage 2: The Purchase Contract

• ⚠️ Read the entire contract before signing — it is written by the builder’s attorneys to protect the builder
• Understand the earnest money terms: how much is required, under what conditions it is refundable, and what constitutes default
• Identify all escalation clauses — provisions that allow the builder to increase the contract price based on material or labor costs. Understand what triggers them and whether they are capped.
• Understand the timeline provisions: what is the estimated closing date, how many extensions can the builder take, and how much notice is required
• Confirm what is and is not included in the base price — appliances, landscaping, window treatments, and exterior grading vary by builder
• Confirm the lot premium and any community fees or assessments not reflected in the base price
• Understand the change order process and pricing — changes after signing are almost always more expensive than design center selections
• ⚠️ Have the contract reviewed by a real estate attorney if there are terms you don’t understand or if it’s a custom/semi-custom build with significant dollar exposure
• Confirm that your buyer’s agent is registered and named in the transaction

Stage 3: Design Center

• Prepare a priority list before your appointment — decide in advance which upgrades are must-haves and which are nice-to-haves
• Know the decision order: structural options (room additions, layout changes, electrical panel upgrades) typically close before finish selections — identify these first
• For each upgrade, ask: “Is this something I can do cheaper after closing?” — light fixtures, ceiling fans, bathroom accessories, and window treatments are usually yes; flooring, countertops, and cabinet hardware are usually no
• ⚠️ Get every selection documented in writing — request a full selection sheet with line-item pricing after the appointment, review it carefully before signing off
• Set a hard budget for design center upgrades and stop before you hit it — salespeople are skilled at “just one more” incremental additions
• Confirm which selections require structural decisions vs. which can be changed before materials are ordered

Stage 4: During Construction

• Confirm your lender’s rate lock status and expiration date — if the closing timeline extends, you may need to extend or re-lock
• Plan your living situation with buffer: do not end a lease or commit to a move-out date that aligns exactly with the builder’s estimated closing date
• Schedule a pre-drywall inspection — ⚠️ this is your most important inspection opportunity. After framing, electrical, plumbing, and HVAC rough-in are complete but before walls are closed, a licensed inspector can see everything that will be hidden after drywall. This is the right time to catch missing insulation, improperly installed components, or construction defects.
• Attend the pre-drywall inspection in person — walk through with the inspector, ask questions, document findings in writing to the builder
• Follow up on any pre-drywall findings to confirm they are corrected before walls close
• Keep a construction log: dates, builder communications, and any verbal representations about timeline, materials, or upgrades
• If the builder extends the closing date, notify your lender immediately so the rate lock can be managed

Stage 5: Pre-Closing Walkthrough

• Schedule the walkthrough with adequate time — don’t rush it
• ⚠️ Hire an independent inspector for the final walkthrough — not just the builder’s walkthrough. Your inspector works for you, not the builder.
• Bring your own checklist to the builder’s formal walkthrough; don’t rely solely on the builder’s form
• Document every item: paint, flooring, cabinets, trim, doors, windows, grading, appliances, outlets, fixtures, and HVAC operation
• Test every outlet, switch, and fixture
• Run water in every sink, shower, and tub — check drainage
• Confirm all appliances included in the contract are present and operational
• Check exterior: grading slopes away from the foundation, downspouts extend away from the structure, driveway and walkway free of cracks
• ⚠️ Get the punch list in writing with a specific completion date — items left unresolved at closing are much harder to get done after you’ve moved in
• Do not close on a home with unresolved major structural, mechanical, or safety items — negotiate completion before closing or a written escrow holdback

Stage 6: Closing

Before closing day

• Review the Closing Disclosure at least 3 business days before closing — compare every line to your Loan Estimate and flag discrepancies to your lender immediately
• Confirm wire transfer instructions by calling the closing attorney’s office directly — do not send wire funds based solely on emailed instructions (wire fraud targeting real estate closings is a documented threat)
• Confirm what form of funds is required: cashier’s check, wire, or certified funds — personal checks are not accepted
• Confirm your photo ID is current and will be accepted
• Do a final walkthrough the day before or morning of closing to confirm the home is in the agreed condition and any punch list items have been completed

At closing

• Review each document before signing — the closing attorney will explain what you’re signing
• Confirm the warranty documentation is included in your closing package
• Receive keys, garage door openers, and any access codes or community access items
• Confirm the homebuilder warranty claim process and contact information

Stage 7: After Closing

• ⚠️ Apply for the Alabama Homestead Exemption through the county revenue commissioner before December 31 of the year you purchase — reduces your assessed value for property tax purposes. Baldwin County: baldwincountyal.gov
• Register your home with the builder’s warranty program if required — some warranty programs require registration within a specific window after closing
• File the Alabama Homestead Exemption through the county revenue commissioner within the year of purchase
• Set up your mortgage payment — your lender will provide instructions. The first payment is typically due the first of the month following the first full month after closing
• Test all systems in the first weeks: HVAC performance, water heater, garage doors, all appliances
• Document any defects that emerge in the first year — the 1-year workmanship warranty is your most accessible warranty period. Report issues promptly in writing; don’t wait until the warranty is about to expire
• Keep your closing package and warranty documentation in a secure location — you will need it for warranty claims, future refinancing, and eventual resale

Key Contacts to Have Before Closing

• Builder warranty/customer service contact — get the specific name and number at closing, not a general 800 number
• Closing attorney — for any post-closing recording questions
• HOA management company — rules, dues, contact for issues
• Baldwin County Revenue Commissioner — for homestead exemption
• Your insurance agent — for any coverage questions after occupancy

Additional Resources

• Buying From a Builder in Baldwin County — contract, design center, and warranty detail
• New Construction Financing — rate locks, builder incentives, and lender comparison
• New Construction Communities in Baldwin County — where building is active
• Alabama Closing Process — what happens at the closing table
• Alabama Closing Cost Estimator — full closing cost budget

This checklist is provided for informational and educational purposes only. Builder contract terms, warranty requirements, HOA documents, and closing procedures vary by builder, community, and transaction. It does not constitute legal, financial, or tax advice. Consult appropriate professionals before making any real estate decision.

Milton Christ, REALTOR® | naf Cash Certified | Keller Williams Alabama Gulf Coast | AL License #172097