What to Ask a NC Home Builder Before You Sign a Contract

TL;DR

• Verify license, insurance, and who manages your project day to day

• Clarify how pricing is calculated, what is included, and how change orders work

• Ask about permitting, inspections, schedule, and communication cadence

• Confirm materials and systems fit North Carolina’s climate

• Review the warranty and post-move-in service

 

Why These Questions Matter

A solid contract protects your budget, timeline, and peace of mind. The right questions show how a builder plans work, communicates, and solves problems when plans change. Use this checklist in conversations, then compare answers across two or three builders so you can choose with facts, not guesswork. 

Q1. Are You Licensed And Insured In North Carolina?

Ask for the current NC license number and certificates of insurance for general liability and workers’ compensation. Confirm coverage limits and who is responsible for on-site incidents.
 

Follow-up to ask
Who will be on my job site each day, and who supervises trade partners?

Q2. How Is Pricing Calculated, And What Is Included?

Cost per square foot is only a starting point. In North Carolina, some quotes are based on heated square footage while others use total area under roof. Ask exactly which spaces are included, what finish allowances look like, and what falls outside the number.
 

Follow-up to ask
Can you share a sample scope with inclusions, allowances, and common exclusions so I can budget accurately?

Q3. What Is Your Approach To Design Changes And Change Orders?

Changes will happen. The question is how they are requested, priced, approved, documented, and scheduled. Interior finishes are a significant portion of total cost, so late changes can move both budget and timeline. 

Follow-up to ask
What is the last date I can change cabinets, windows, tile, or lighting without delaying the schedule?

Q4. What Is The Permitting Path And Inspection Sequence For My Lot?

Timelines vary by county and municipality. Coastal areas may add flood or environmental reviews. Ask for the order of events from plan submittal to final inspection and how long each step typically takes.
 

Follow-up to ask
Who submits plans, schedules inspections, and keeps me updated on approvals?

Q5. What Does The Construction Schedule Look Like For A Home Like Mine?

Request a simple calendar of milestones: site work, foundation, framing, mechanical rough-ins, insulation and drywall, interior finishes, final punch. Ask how weather days are tracked and how schedule changes are communicated.
 

Follow-up to ask
Which milestones depend on my selections and approvals, and when do you need those from me?

Q6. Which Materials And Systems Do You Recommend For Our Part Of North Carolina?

Humidity, salt air, and seasonal storms require thoughtful choices. Ask about wall and roof details, ventilation and dehumidification strategies, exterior claddings and fasteners, and roof assemblies appropriate to local wind exposure. NOAA climate data hub.
 

Follow-up to ask
How do material recommendations differ for inland versus coastal lots, and what are the long-term maintenance benefits?

Q7. How Will We Communicate During The Build?

Clear communication prevents small issues from becoming big ones. Ask who your primary contact is, how often you will receive updates, and which tools are used for photos, approvals, and change tracking.
 

Follow-up to ask
If I send a question on a weekday afternoon, when should I expect a reply?

Q8. What Does The Warranty Cover, And How Do I Request Service?

Ask for the written warranty and the process for routine fixes after move-in. Clarify who handles service requests, typical response times, and how urgent items are prioritized.
 

Follow-up to ask
Do you schedule 30-day and 11-month walkthroughs, and how are punch items documented?

Q9. How Do You Qualify And Manage Trade Partners?

Quality depends on the people doing the work. Ask how subcontractors are vetted, whether licensing applies, and who inspects their work. Clarify how often the builder or project manager is on site.
 

Follow-up to ask
What happens if work does not meet the plans or code during rough inspection?

Q10. Can You Provide Recent References And Similar Projects I Can Review?

Ask for clients from the last 12 to 18 months and projects similar to your scope. Drive by exteriors if possible and talk to homeowners about communication, schedule, and final quality. Browse recent work here.
 

Follow-up to ask
Can I see a finished home and a home currently under construction?

Q11. How Do You Set Allowances For Finishes?

Allowances that are too low create budget strain later. Ask how allowances are set for cabinets, countertops, flooring, tile, plumbing, and lighting. Confirm how overages are handled and when you will see a running total.
 

Follow-up to ask
Can we align allowances to the brands and quality level I have in mind before we sign?

Q12. What Is The Payment Schedule, And How Do Draws Work With My Lender?

If you are using a construction loan, your lender may require draw inspections. Ask how draw requests are timed with progress and how change orders affect payments.
 

Follow-up to ask
If a draw is delayed by inspection, how do you keep the job moving?

Q13. What Are The Biggest Risks On My Lot, And How Are We Planning For Them?

Every site has considerations. Examples include drainage, soil bearing, access, flood elevation, and utility distance. Ask the builder to walk the lot and list potential risks with cost and schedule implications.
 

Follow-up to ask
What contingency do you recommend, and where is it most likely to be used?

Builder Interview Checklist

Use these prompts during meetings and keep the answers in one place.

• License number, general liability and workers’ compensation certificates

• Pricing basis (heated square footage or total under roof)

• Inclusions, exclusions, and realistic finish allowances

• Change order process, pricing, and last-change dates by category

• Permit path, inspection sequence, and who schedules each step

• Climate-ready materials and assemblies for NC humidity and wind

• Written warranty and service process

• Trade partner qualifications and site supervision plan

• Payment schedule and lender draw timing

• Site-specific risks and recommended contingency

FAQs

How do I compare builders fairly
Ask the same questions of each builder, request a written scope with allowances, and verify the square footage basis. Line items should be in plain language so you can compare like for like.

What is a realistic contingency
Many owners carry 5 to 10 percent of the total project for small surprises, schedule shifts, or a selection you decide to upgrade.

Where can I learn more about timelines and steps
For national context, see the U.S. Census timing tables for new residential construction from start to completion: https://www.census.gov/construction/nrc/data/time.html. For a phase-by-phase view of a clear process, see Our Process: https://www.brandonconstructiongroup.com/our-process

Ready to talk through your Questions?

If you want straightforward answers before you sign, we at Brandon Construction group are happy to help. Bring your lot details, a rough budget, and your must-haves, and we will walk you through next steps, realistic timing, and what belongs in your contract.

 Review recent projects: https://www.brandonconstructiongroup.com/portfolio
Start the conversation: https://www.brandonconstructiongroup.com/contact
Learn about the team: https://www.brandonconstructiongroup.com/about