Do you have problems with a Lynchburg-area builder?
Our message is: YOU ARE NOT ALONE!
It can be very frustrating to know where to turn if you run into problems with your new home builder. You may be told that the problems are just yours, alone. Or that you are picky. Additional words used by our builder responding to complaints from others include: "abnormal, ludicrous, ridiculous". This site is here to tell you that you are Not alone. And that you do have some options. Here is our story. Please add yours. We will verify submissions to help to insure accuracy.
BEFORE YOU BUY! Pre-purchase tips
- This is probably obvious -- but get EVERYTHING in writing. If you discuss details over the phone -- confirm it all in email; and have the builder acknowledge getting the email. It was amazing to us how quickly our builder-relationship "turned", from happy/friendly to -- you are not getting anything without a fight. (← This happened right around when we started to push to actually get things done.) Having ALL things in writing is crucial. Skip no detail being in writing.
- You will have a pre-purchase walk-through to mark ("blue-tape") problem areas in the house that need to be corrected.
- MAKE SURE that there is no artificial ending-time restriction on how long that you get to do this. Our builder agent had set a hard stop time "to go to another appointment" and we were pushed along in the marking-process to meet Lauren's time limit. If you do find yourself forced into a hard-stop time; agree to RETURN to complete the marking at a later time.
note: It would be smart to agree to return, if necessary, before going to mark things the first time. Be mindful of this nudge-you-along process; and resist it if it seems wrong to you. - PHOTOGRAPH all of your tape marks. This is so that some things don't get skipped "by accident".
- WRITE-DOWN all of the things to be fixed and get agreement on this -- in writing. Again, this prevents things from being skipped "by accident". Include this list of todos, in the official documents at the settlement table.
- MAKE SURE that there is no artificial ending-time restriction on how long that you get to do this. Our builder agent had set a hard stop time "to go to another appointment" and we were pushed along in the marking-process to meet Lauren's time limit. If you do find yourself forced into a hard-stop time; agree to RETURN to complete the marking at a later time.
- Sneaky docs.
Right before settlement, during the pre-settlement walkthrough Lauren told us we had to sign a multi-page builder's flooring document; that basically waives most any builder responsibility to the wooden floors. We were pushed to sign this Before settlement. With a house comprised of ALL wood floors except for tiled areas; this was pretty unsettling. You should not sign this without an attorney looking it over.
Our recommendation to others is to discuss this with a real-estate lawyer in advance; and ask how to handle any late submissions of paperwork such as this. - EXTRAS: Be aware that there are a number of store and forward costs in modern new homes. For example, it is currently in vogue for the builder to arrange to LEASE things like a propane or oil tank rather than buying the item outright. So, instead of you owning it -- what you own is a lease arrangement; that you can not easily get out of. DO understand what the lease arrangements are on these things; the full costs; and how the numbers will be calculated once you own the home.
- Do survey the land, if it is a larger lot.
- As explained under Homeowner Problems, TBOV has built many approved by the county for a 4BR drainage field (4BRDF); but then goes on to add a 5th or even a 6th bedroom to the plan. They then sell the homes as 5 or 6 BR houses. Of course at 5BR/6BR prices, not 4BR prices! This is a systematic rip-off.
Do understand (in writing) exactly what your septic system was approved to support. Also get in writing exactly WHERE your drainage field is. - Make sure that you have a physical address for a contact for repairs.
This is NOT a physical address:
If the builder stops responding by phone,
you can not go to a PO box to ask questions directly.
You can not send a registered letter to a PO Box.
And make sure that a physical address is on your builder's website as well:
In our case, we can not find one there.
(Or even a functioning website)
June 2019
July 2019
August 2019
- Ask for a backup, fully-able-to-authorize repairs, secondary contact. BEFORE PURCHASE!
At least you will have someone else to ask if your primary contact fails to get things done. - Refuse the "Silencing Form"
Our builder has pressured home-owners to sign a legal form, REQUIRING the home-owner to not disclose issues or problems to neighbors; anyone in their community; or elsewhere -- as a condition of doing fixes that he is already responsible for.
DO NOT SIGN this.
You do not have to waive your right for free-speech -- just for the builder to do work that is already owed to you.
This is an unacceptable bullying tactic.