New Homes in Providence Oaks, Fuquay-Varina NC

What to ask before you sign in Providence Oaks

Take these to the model home. The answers are all reasonable to ask for in writing.

1. Who do you represent in this transaction? Ask it first and ask for the answer in writing. In North Carolina agency has a specific legal meaning, and the onsite agent at Providence Oaks is paid to sell Providence Oaks.
2. What is the due diligence fee here, and is any of it credited at closing? The due diligence fee is nonrefundable and goes to the seller. Get the number, and get it before you fall for the plan.
3. Is the lot premium inside the base price or on top of it? On a corner, a cul-de-sac, or anything backing to trees, assume it is on top of the base price until you are told otherwise in writing.
4. What is standard at this price and what is an upgrade? Ask specifically about flooring, cabinets, countertops, trim, and the garage. The model home is built to sell, not to spec.
5. What is the build timeline, and what happens if it slips past my rate lock? Put the builder's answer next to your lender's lock expiry and see whether the two agree. A due diligence contract has no financing contingency.
6. What do I give up by not using your preferred lender? Builder incentives are often tied to financing. That is legal and common — you just need the number so you can compare it against a better rate elsewhere.
7. Can I bring my own inspector, and at which stages? Pre-drywall and final are the two that matter. A yes here tells you something about the builder.
8. What are the HOA dues, what do they cover, and what is still to be built? In an actively building community, the amenity you are buying for may be three phases out.
9. What is the warranty, and who honors it? One year, two, ten — and whether it is the builder or a third-party administrator answering the phone in year three.