Why you should look beyond bricks and mortar when buying a new-build home

Buying a new-build home often means committing to a property before seeing your actual home or plot. Sales brochures and show homes can help demonstrate the layout and specification of your home, but it’s easy to overlook external factors such as gardens, boundaries and the surrounding environment which might become crucial when you come to move in. 

Although most buyers are happy with their new homes, we’re seeing a noticeable rise in disputes raised via our Independent Dispute Resolution Scheme relating to issues outside the front door. Whether it’s the layout and gradient of your garden, boundary and access queries, or garage issues, we’ve summarised below some of the main things to consider and what to ask your builder.

Boundaries and neighbouring access

• Ask your builder to clarify your boundary, including whether it will be fenced, open or marked by a hedge or other vegetation. Knowing this upfront will help avoid surprises at completion.
• Some disputes relate to unexpected changes to boundary access or vegetation. Find out from your builder what the access arrangements are for neighbouring land or property and what vegetation will remain (or be removed) which could affect your privacy. 
• If your property is part of a phased development, it’s also worth asking about future phases and how they will be managed so that you understand the potential short-term impact of what’s happening on your doorstep.

Development layout and use

• Ask your builder how and where third-party services have been (or will be) installed, whether that’s streetlamps, bus stops or utility infrastructure. Builders may have limited flexibility, but if this could affect your buying position it’s worth asking your builder about what will be going where. Knowing upfront where these services may be sited can help inform your decision and avoid problems later.
• Be mindful about neighbouring land. As part of the local searches your professional adviser should undertake, you should have a clear picture of any neighbouring industry or utilities. Even if you can’t see your specific home, visiting the site at different times of day can help you assess the impact of any neighbouring industry, including any noise, odours or congestion.
• Ask your builder about how other properties on a development have been, or are likely to be sold. In some cases, builders may sell a section of a development in bulk, for example to a housing association. In addition, depending on market conditions, a builder may change the use of some elements of a site. Some of this may not be known at the point of reservation. If you have any concerns, have an open discussion with your builder so you can understand the different scenarios and decide whether you’re still happy to proceed.

Garages and parking

• Ask your builder for dimensions of the garage so you can check these meet your needs. Garages may be built to fit an average-sized car but it’s your responsibility to check that will be sufficient for your needs. 
• Depending on the layout of your home, there may be shared access to a neighbouring garage. Check with your builder if that’s the case and ensure your professional adviser is aware and can clarify how this may impact you.
• Garages are not required to meet the same technical standards as homes. If you’re planning to use your garage for a particular purpose or convert it to a room, talk to your builder about the specification so you’re aware upfront what changes may need to be made after you move in.
• Many developments include some visitor/communal parking. It’s worth checking what the additional parking capacity is for the development and any parking restrictions that may be imposed.

Gardens 

• Tall or overhanging trees can affect the enjoyment of gardens, but your builder will not always be responsible for them so it’s worth checking where responsibility for their maintenance lies. If sunlight or shade are particularly important to you, ask about any overshadowing trees that could block sunlight. Remember to query any new planting – trees may be small at the point of sale but will grow over time. 
• Check carefully for details of gradients, steps or other attributes that affect the design and accessibility of your garden. If you’re not sure what the gradient measurements mean in practice, as your builder to explain and provide examples.
• It’s worth clarifying with your builder what they commit to providing and what is provided as ‘goodwill’. Builders will often include turf in the garden but it’s not usually a requirement in their technical standards so they may not be required to replace it if there are any problems. 
• Be aware that sales brochures are often indicative and subject to change. If there are elements of the design of your garden/outside space that are particularly important to you, make your builder aware so they know to discuss changes that could affect your decision to buy.

Maintenance charges and arrangements

• Many new homes include a commitment to ongoing maintenance charges for communal areas or landscaping. Under the Code, your builder is required to inform you about these charges, but it’s important to ask questions about how this will be managed.
• Even if there is a managing agent in place, your builder retains ultimate responsibility for resolving snags and defects within the first two years after legal completion.

Buying a new build home is really exciting and, in most cases, buyers have a good experience – latest research shows 92% buyers would buy a new build home again. But it’s also a complex process and can be more challenging when you can’t see your property before contract exchange. Considering some of the aspects of your home beyond your doorstep can help inform your buying decision and reduce the risk of disputes with your builder.