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They are so many different types of new home plans to choose from and the decision can sometimes seem overwhelming. But if you choose the right builder to help guide you through the process, it can be made to be fun and easy. To make those decisions easier, here are a few things you and your builder will have to address.

1. Before you chose your lot, know what your building envelope will be. Your building envelope is the maximum measurement of the exterior of the new home. Those dimensions will be dictated by the size of the lot and the local code restriction for that area.
2. Make a List of Features that the new home
   1. Must have
   2. Would like to have
   3. Items that you can do without.
3. Visit models and go through plan books and visit builder’s websites to find that prefect home or get ideas from different plans that can be made into one prefect plan. If you can’t afford an interior decorator, go out and find ideas that you like and than copy them into your new home.
4. If you find a new home plan that is close to but not prefect, make a copy of the plans than note the feature of the new home you do not like. Any good builder can combined 2 plans into one so to create that prefect new home plans. Remember that any floor can be made into the exterior elevation or style of new home you are seeking on the outside.
5. You can also design the new home from scratch using the builder’s designer. By showing the designer floor plans of new homes that appeal to you and the list above that you have created, he or she can then combine various elements of those new homes such as baths, living areas, kitchens, etc. to fit your needs and wants.
   1. The first meeting should be held at the new home site and the new home designed to maximize the sites assets and minimize any liabilities the site may have. You should choose your focal point which may be the pool, a view such as a golf course, water, or a special tree. The new home should be built around this focal point with every room having a dramatic view.
   2. If you do decide to design from scratch, choose your builder first then work closely with the builder and his professional design team to be sure the new home is the latest in innovation, fits your needs and desires, and can be built within the budget that you have established. Over the years we have seen many people who consulted an architect first. Many architects design very few custom homes and the end result is not what the customer expected nor wanted. Most spend tens of thousands of dollars on design plans and many frustrating months only to find that the new home is hundreds of thousands of dollars over their budget or the design is really not that great. Your dream home will truly be your dream home if you choose the builder first, making him the horse and the designer the cart.
   3. Most builders offer the services of an interior decorator to help choose the interior and exterior colors plus materials for the home. This person can make the experience of building your new home a pleasure. The decorator has many different samples and makes the decorating task easy. I would suggest you use the builder’s decorator even if you are a decorator yourself. The builder’s decorator knows the selection sequence and how to make the task easy for both of you.
6. You will view many different new homes and floor plans offered by builders. When you agree to a specific home it is very important that the plans be modified to reflect the home as it will be built. You and the builder should initial those plans. If changes are made during construction the original plans should be changed and all previous copies, before the changes should be destroyed. This will help eliminate mistakes.
7. Specifications are probably the most important part of the agreement. Since it is so easy to forget things in today’s hectic world, the complete home should be described in writing. The builder should offer specifications detailing exactly the items to be included in the home. The specifications should offer not only what is provided, but also what is not provided in the new home. Those specifications should also be signed and agreed to by all parties. Should you make changes or any of the specifications seem vague or unclear they should be amended so that you, the buyer, and the home builder have a clear, 20/20 vision of the finished home. With clear concise plans and specifications there are no gray areas and everyone knows what is expected and what the end result will be. Without this communication, errors are bound to occur, causing undue stress for all parties.
8. If you make changes during construction, ask that the change is put in writing. The cost should be established prior to the change being made and this will eliminate all surprises and you will remain friends forever.
9. When the plans and specifications are complete you should receive a firm price for the home. This price should complete the home as specified on the chosen new home site. Do not sign any agreement that leaves fill cost, foundation height, utility connections, governmental fees, etc. as an allowance item. This cost can be astounding and any knowledgeable builder should be able to estimate these items and offer a firm price. Most communities establish a minimum floor elevation height and the price of the new home should include adequate fill, foundation height, etc. to accomplish this.
10. The quality of new home sites can vary greatly. We would suggest that you have a builder look at any new home site you are interested in purchasing prior to agreeing to the purchase. It is vital to have a soil test done to make sure the soil is buildable. The builder should alert you to this need and have this test performed for you at your expense. Many times, the purchase of a new home site is conditioned upon satisfactory soil test. It is further conditioned upon satisfactory percolation test if a septic system is required. We have seen the cost to correct soil problems run $50,000.00 and higher. Therefore, please spend a small amount for the soil test. It is the least expensive insurance that you can purchase.