Moving into a brand new house whether you are a first-time buyer, a new or expanding family, or are downsizing, can be a great option for many people.
There are many positives to being the first person to live in a property, but as with any home, there are also downsides.
In this week’s home moving blog, we explore the subject of brand-new homes.
From deciding if a new build home is right for you, to knowing what to watch out for when the build is complete, to offering you top tips on moving into a new build property.
Very often the pros and cons list is determined by who the builder was as quality can differ greatly between developers
Newbuild homes, the Marmite of places to call home.
Most people fall into the camp of loving either old homes or new homes, rarely do they consider both when looking to move home.
But as we discovered in the article House, Bungalow or Flat, which is right for me? When making a huge decision like deciding where to live, it pays not to discount anything until you have explored all the available options.
So what are the pros and cons of moving into a brand-new home?
The Pros of a Brand New Home
Financial Help Schemes – A new build is often the easiest, and sometimes the only way that a first-time buyer can get onto the property ladder because the financial help schemes are only available on new homes.
No Chain – There is no chain of buyers and sellers, this makes the whole process easier and less stressful.
Incentives – From flooring to landscaping, to paying your stamp duty, many developers will have incentives to entice you to buy their homes.
Lower Bills – New homes are built to the very latest insulation standards which means that you will benefit from a more energy-efficient home and lower utility bills.
Smart Homes – Many new builds feature the very latest technology with many smart home features including electric car charging ports.
You Can Design Your Own Home – If you get in early and buy off-plan, you may be able to select which fixtures and fittings you want, and may even be able to change the floorplan.
Warranties – Most developers will offer a 2-year warranty on a new home. For a further 8 years, most new builds are covered by the NHBC warranty.
Maintenance Free – You can expect no major maintenance that needs to be done for the first few years at least. And as some new builds even come with built-in appliances, there will be no big surprise bills for a new oven for example.
You Can Just Move Straight In – With no repairs or decorating needing to be done you can unpack and make your house your home in record time.
The Cons of a Brand New Home
Premium Prices – New builds tend to cost more when compared with older properties.
Upgrades – Beware of the upgrades that you saw in the show home, the costs can soon add up to a significant sum.
Harder to Get a Mortgage – Because new homes depreciate faster than old homes, many mortgage companies will insist on a larger deposit.
Build Quality – Often cited as the biggest complaint about new builds is the quality of workmanship. But with the reassurance of a warranty for up to 10 years on your new build, any problems should be rectified.
Completion Delays – It is not uncommon for developers to delay your move-in date. This can often result in frustration, stress, and extra costs for rent or storage. If delayed sufficiently long, you may also find that your mortgage offer has expired.
Small Rooms – Many developers will try to squeeze as many homes onto a site as possible. This can result in smaller than-average rooms, small gardens, and even a garage too small to fit a car.
Noise – Walls in newly built homes tend to be thinner than those in older homes.
Think Long-Term – Buying a new build is a long-term commitment. If you try to sell it within the first couple of years of moving in you may find that you lose money.
Conveyancers – Some developers will try to convince you to use their conveyancers when buying a new build. Legally you can choose any conveyancer you wish to, so choose an independent one who has your best interests and not the developers.
Lack of Amenities – Newly built estates, especially slightly out of town, tend to have little to no local amenities. It can take years until a development is finally completed before shops, doctors or schools are ready to open.
Poor Internet – One often-cited problem on new build sites is that the houses may be ready to move into but things like internet connection can still take months to sort out.
No Parking – Whilst many newly built homes come with garages, it is not always possible to actually fit a car into them. Additionally, many homes have 2 or more cars which causes further parking problems.
Lack of Space – Many developers build homes virtually on top of each other, so privacy is often compromised as well as a lack of outdoor space.
Living on a Building Site – Consider that you may end up living for years on a building site depending upon what stage of the development you buy your home. Consider the noise, dust, and danger that you would be exposed to.
It May Feel Soulless – If you are one of the first to move into the new development you may feel a bit isolated as neighbours may be few and far between. There will be no community spirit or neighbourhood feeling. The lack of neighbours could also be an issue if you are in a high-crime area.
You may also like to read: Tips for Moving in Together After Marriage. If you are looking for a new home to move into after your marriage then this guide offers some useful tips to make the transition as seamless as possible.
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A brand new, blank canvas to make into a home you love
Is it a good idea to buy a new build home?
There are certainly plenty of pros and cons to buying a new home, but often it will be your lifestyle that dictates what type of home you buy.
If you are raising a family or have a demanding job you may want a home that you can move into without having to worry about maintenance for a few years.
With a new build, you get warranties. This means that you may not have to factor in saving money for major repairs, money that you can then spend on experiences and creating memories instead.
Everything will be clean, walls will be smooth and straight, fixtures and fittings will be new, the electrics will be safe, it will be very energy efficient, and it will have that never lived in before feel.
A newly built home gives you a blank canvas to make the place your home without first having to get the property to the standard you want before even decorating.
Although getting a mortgage for a new build can be difficult, for first-time buyers there are schemes that will help you buy one that are not available on pre-owned homes. This is often the easiest, and sometimes the only way, that first-time buyers can get on the property ladder.
If you are downsizing in later life, knowing that you are getting a home that will require little to no maintenance, that will be warm and have lower energy bills, and with a smaller garden to maintain, can seem very attractive.
There is also the community and support of neighbours who are likely to be at the same stage of their life as you. Many newly built estates attract similar families, single professionals, or retired people. New builds tend to be in clusters, so flats, 3-bed semis, or large detached homes will tend to be grouped together on the estate. Having people with a demographic similar to yourself nearby may be important to you.
If you are the sort of person who prefers peace and quiet then the paper-thin walls of a new build home may not be for you.
If potentially living on a building site for years would irk you, then again think carefully.
View as many properties as you can in your chosen area, new builds, and older homes.
Compare what you get for your money.
Are you likely to want to extend in the future and does the new build offer that potential?
Make yourself a pros and cons list.
Do the maths taking into account that a new build buy is a long-term home rather than a short-term move.
Should I buy a new build is a question that only you can answer.
In many instances, it makes perfect sense, whilst for others an older property will suit them better.
Think long and hard, research the home builders thoroughly, then decide what works best for you and your lifestyle.
You may also like to read: The Ultimate First Home Moving Checklist. Moving into a new home, especially your first home, can be daunting. Here is a checklist to ensure that you have everything you need and have prepared everything ready for moving into your very first home.
Is a New Build Home a Good Investment?
As a long-term investment, new build homes can make sense but always take professional advice
As with any decision that involves a long-term financial commitment you should think very carefully. It is always prudent to take professional financial advice before making any decisions.
New build homes, like for like, are typically more expensive to buy than older homes, which would beg the question “Do new build properties lose value?”
If you buy a new coat or a new car then try to sell it the next day you will get less for it than it cost you. The same applies to newly built homes.
Buying a new-build home is a long-term investment.
Initially, your new-build home is likely to cost you more than an older property.
This however is offset somewhat by cheaper energy bills and lower maintenance costs.
There is also the question of time between buying the home and moving in.
The property market can rise and fall in a moment, so if you are buying off-plan for example, and the home won’t be ready for a year, then the property market could crash in that time.
You would end up in negative equity before you stepped through the door.
Having said that, buying off-plan tends to get you a better initial price which could negate some of that risk, and if the market were to rise, you could be quids’ in.
Property developers offer many incentives, with upgrades or discounts available.
Take these into consideration when doing your sums to see if it makes sense in your situation to buy a new or old property.
You may also like to read: What Should I Name My House? – Add Value to Your Home With a Name. One of the best ways to make your home individual, to make it feel more like yours, and even to add value, is to name it. Here we tell you all you need to know about choosing the right name for your new home.
Are New Build House Prices Negotiable?
Yes, the asking price is the price the developer would like to get for the property, as with an older property, there are always deals to be done.
Is it Cheaper to Build or Buy a New Home?
Finding land to build your own home on can be very difficult, but the search could be worth it
It is generally cheaper to build your own home than to buy one, but there are many many factors that can affect the final price of a self-build home.
The cost of land varies significantly depending on where in the country you would like to live.
You can search websites such as these to see just how much land costs:
Including fees for things like architects and local authority fees, these are roughly what you would expect to pay for a self-build property:
Up to 90 sqm 2 Bedroom home can cost between £180,000-£280,000
Up to 116 sqm 3 bedroom home can cost between £240,000-£360,000
Up to 141 sqm 4 bedroom home can cost between £290,000-£440,000
Up to 155 sqm 5 bedroom home can cost between £320,000-£480,000
There are many other factors that you need to cost into a self-build and you will find plenty of useful information and estimated costs for these at www.tradesmencosts.co.uk
Where to Get Financial Help to Buy a New Build Home
There are a number of schemes available to help people finance their new build purchase.
The schemes available can change frequently so rather than state here information that may be out of date quickly we have listed links to various government websites that are regularly updated as new schemes are announced:
The warranty that is offered with a new build home is also worth taking into consideration when you are determining if a new build home is a good investment.
The new home build warranty will ensure that there are no unexpected maintenance costs in the first 10 years of your ownership.
You can find out more details about exactly what is included in the new home build warranty:
Know the right questions to ask the property developer
When looking at new-build homes it helps to have a list of questions ready to ask the developer.
You will probably have your own list, but here are some ideas of what you may like to ask:
Have you built any other developments in this area? If they have you can visit them to check out the quality of the workmanship, the layout of the development, and the style of the home.
When will this property be completed?
Is there allocated parking and if so how many spaces?
If there is a garage, does it have a power supply?
Are there any covenants that apply to the land?
When is the property scheduled to be finished?
Is there a long stop clause in the contract? If you are buying off-plan this means that if the build overruns by a certain time period you are due compensation
When will the access roads be completed?
When will the whole development be completed?
Are there plans to extend the development? This could be important if your new home currently looks out on fields but in a few years will be built upon.
Are there shops, doctors, or schools nearby?
What discounts or incentives are available?
Can I specify décor or finishes?
Who are the utility providers? This may be really important with internet providers if you work from home for example.
Can I part exchange my current home?
Is the reservation fee included in the cost of the property?
How many other properties have been sold and to whom? If they have been sold to property investors then they may be rented out
What does your warranty cover and for how long?
What is your after-sales service?
Who is my point of contact whilst the home is being built and after?
Insist on using your own conveyancer. The developer will want you to use theirs but this is rarely in your best interest.
You may also like to read: How Do I Find New Housing Developments? If you want to be the first to know about proposed housing developments near you, are worried that a new estate might be built near your new home, or are looking for a new build home in a specific area this guide will be invaluable to you.
New Build Snagging Checklist
Employing a snagging company is usually money very well spent
Before moving into your new home you will want to make sure that everything functions as it should and that the finishes are up to standard.
Any problems that you find during your new build inspection are known as a snag.
You should create a snagging checklist so that you can be sure that everything is working or is finished to a satisfactory level.
You can create your own snagging list, have a survey done by a surveyor, or hire a professional snagging company.
A hired surveyor will inspect the property for major issues as well as identify any snags with the property.
A professional snagging company will likely be more thorough and will know the problems that arise with new builds made by that particular developer.
You can pay anywhere between £350 to £700 for a snagging survey but that may be money well spent.
The surveyor or snagging professionals will argue your case for you and ensure the work is carried out.
When should snagging be done? Ideally, the first snag list should be created between the property being completed and the exchange of contracts.
You can also create a second snag list after you move in as and when problems arise within the warranty period.
Keep records and photographic evidence of any issues that arise.
How do you write a snagging list for yourself?
If you intend to do your own snagging list here are some suggestions as to what to look out for. Depending upon the level of finish and inclusions in your new home build there may be other items to add to this list.
Kitchen Snagging Checklist
Taps – Check they work and have no leaks. Check water pressure
Pipework – Check for leaks
Sink – Sealed around edges and that water drains away freely down plughole
Work surfaces – Ensure they are sealed, not bowed, and are level
Plug sockets – Test each one works
Cabinets and drawers – Check each opens and closes smoothly
Skirting boards and door frames– Check for gaps
Plasterboard – Ensure cornering and seams are well finished. Check around pipework, sockets, and light switches especially
Doors – Check they open and close smoothly and lock if applicable
Windows – Check opening and closing, locks, and for gaps
Appliances – Check each one works
Tiling – That it is straight and level
Light switches – Check they all work
Lighting – Check that all lighting works
Ceiling – Check for cracks and that it has been plastered properly
Décor – Check all painting etc. has been completed to your satisfaction
Bathroom Snagging Checklist
Taps – Check they work and have no leaks. Check water pressure
Pipework – Check for leaks
Sink – Sealed around edges and that water drains away freely down the plughole
Bath / Shower – Check that they work and water drains away freely. Check that they are sealed properly
Toilet – That it flushes and that the seat is fitted properly. Check for leaks and that it is level and firmly fixed to the floor
Vanity surfaces – Ensure they are sealed, not bowed, and are level
Cabinets and drawers – Check each opens and closes smoothly
Skirting boards and door frames– Check for gaps
Plasterboard – Ensure cornering and seams are well finished. Check around pipework, sockets, and light switches especially
Ceiling – Check for cracks and smoothness
Doors – Check they open and close smoothly and lock if applicable
Windows – Check opening and closing, locks, and for gaps
Tiling – That it is straight and level
Light switches – Check they all work
Shaver points – Check they work
Extractor – Does it work
Lighting – Check that all lighting works
Interior Snagging List
Plug sockets – Test each one works
Telephone / TV sockets – Check they work
Skirting boards and door frames– Check for gaps
Plasterboard – Ensure cornering and seams are well finished. Check around pipework, sockets, and light switches especially
Ceilings – Check for cracks and that it is smoothly finished
Doors – Check they open and close smoothly and lock if applicable
Windows – Check opening and closing, locks, and for gaps
Light switches – Check they all work
Lighting – Check that all lighting works
Stairs – Check for creaks on the treads and that the banisters and newels are firmly in position
Flooring – Check wooden floors for creaking or improperly fitted joints
Décor – Check that all the décor has been completed to your satisfaction
Loft – Check that it has been insulated/boarded as specified. If there is a loft ladder, ensure it works safely
Heating – Check the boiler, thermostats, and radiators all work, as well as that all the pipes are securely attached to the walls and not leaking
Fusebox – Are the fuses clearly labeled as to what they protect
Fire Alarm / Security Systems – Check they all work
Keys – Ensure keys for windows and doors are present
Exterior Snagging Checklist
Windows – Check that there are no gaps
Doors and Door Frames – Ensure they open, close, and lock. Check for gaps in the door frames
Brickwork – Check that the mortar is finished properly
Guttering – Ensure it is securely attached and is clean
Landscaping – Check turf and slabs are properly laid
Roof – Check for missing or damaged tiles
Soffit Boards – Check that they are secured properly
Paintwork – That it is finished to your satisfaction
Builders Waste – Has all of the builders’ waste and materials been removed from the plot
If you decide to hire a professional snagging company then here are some suggestions for companies:
You may also like to read: How to Make a New Place Feel Like Home – Your new-build home is a blank canvas to make into the home of your dreams. Discover lots of useful tips to make your house feel like home quickly and easily.
Tips for Moving Into a New Build Home
Moving into a brand-new home can be the start of a great new life
Moving into a new home is a busy, stressful, but exciting time.
Moving into a new-build home though adds another layer of tasks as you will be the first people to have ever moved into the property.
We have compiled a comprehensive set of checklists to help you organise your home move which you can find below, but there are some additions here for those moving into a new build home.
Arrange handover/walkthrough with the developer so that you know how everything works
Complete snagging survey
Measure every piece of furniture you own or are planning on buying, twice at least. Many new build homeowners find that on moving day it is impossible to get their furniture into the right rooms, this is especially true of 3-storey homes where staircases are often very narrow.
Order recycling/wheelie bins from your local council
Arrange internet at least a month before you move in, most companies require 2 weeks’ notice, but better safe than sorry.
Change of address notices can be tricky as often postcodes have not been allocated or businesses have not updated their databases. Make sure your developer has organised this with the local council.
House numbers need to be ordered if your builder is not providing one. This may also be a good time to consider giving your new home a name.
Get copies of all the warranties from the builder
Get copies of all appliance guarantees and operating instructions
Visit our home moving blog where you will find lots of useful information to make your home move as cheap and easy as possible.
And don’t forget to get quotes from professional removal firms to move you quickly and safely into your new home.
We hope you enjoy your brand-new home and create many happy lifelong memories there.
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