Richmond, KY New Construction Buyer Checklist

Jason Smith, REALTOR - RICHMOND, KENTUCKY

2 minutes ago

3 min read

For buyers considering new construction in Madison County, KY

Prepared by Jason Smith, REALTOR® — Keller Williams Legacy Group, Richmond, KY

Building new gets you the floor plan, finishes, and efficiency you want — but the contract, the lot, and the fine print matter just as much as the kitchen cabinets. Work through this list before you sign anything.

1. The lot — and the septic evaluation

Has this lot passed a health-department site evaluation for a septic system? Get the result in writing.
What type of septic system is approved for the lot, and where will the tank and field lines sit? Is a reserve area protected for a future replacement field?
How does the lot drain after heavy rain? Any low spots, easements, or setback lines that limit where a house, pool, or outbuilding can go?
Which utilities are available at the lot (water, electric, gas, internet), and who pays the tap/connection fees?
What will it cost to prepare this specific lot — clearing, grading, driveway length, retaining walls?

Marcum Woods example: every home uses septic, and lots go through a health-department site evaluation before building. Ask these questions on any rural or semi-rural Madison County lot, not just this one.

2. Covenants & build standards — confirm in writing

Minimum home size? (In Marcum Woods: 1,700 square feet.)
Required exterior materials? (In Marcum Woods: brick or stone across the front, with an attached two-car garage.)
HOA dues, and what they cover? (In Marcum Woods: $150 per year per current listings.)
Rules on fences, outbuildings, boats and RVs, and exterior changes — do they fit how you live?
Is there an architectural review process for plans or future additions, and who enforces the covenants?

3. Builder warranty — ask before you need it

What does the warranty cover, and for how long, in each category: workmanship and materials, mechanical systems (HVAC, plumbing, electrical), and structural elements?
Is the warranty provided by the builder directly or by a third-party warranty company — and who do you call with a claim?
Are there scheduled service check-ins (for example, a 30-day and an 11-month walk-through) to collect fix-it items?
What is NOT covered — appliances, cosmetic items, landscaping, settling cracks?
Can I see the actual warranty document before signing, not just a summary?

4. Energy Star & efficiency

Is the home Energy Star Certified — and can I see the certificate or the home's energy rating (such as a HERS score) at completion?
What insulation levels, window specs, and HVAC equipment are standard — and what do upgrades cost?
Will the home be tested (blower door / duct leakage) as part of certification?
What do similar finished homes in this neighborhood actually cost to heat and cool each month?

5. Timeline expectations

What is the realistic start-to-keys timeline for this plan on this lot — and what does the contract say if the builder runs past it?
What commonly causes delays here (permits, weather, material lead times), and how will I be updated?
When are my selections due, and what happens if I miss a selection deadline?
If I'm selling a current home or have a rate lock expiring, what happens to my closing date if construction slips?

6. Before you sign — the money and the protections

What is included in the base price, and what is an "allowance"? What have buyers typically spent over allowance on kitchens, flooring, and lighting?
How are change orders priced and approved — always in writing before the work happens?
How much earnest money is required, and under what circumstances is it refundable?
Do I have the right to independent inspections (for example, a pre-drywall inspection and a final inspection before closing)?
What happens at the final walk-through — how are punch-list items documented, and when must they be completed?
Is the lot premium (if any) negotiable, and are there incentives for using the builder's preferred lender or title company — and what do they cost or save me?

This checklist is general buyer guidance, not legal advice. Covenant details, warranty terms, and contract language vary by builder and subdivision — confirm the specifics for your lot and contract, and have your own agent (and, where needed, an attorney) review before signing.

Questions about building in Richmond or Berea? I'm glad to walk a lot or a contract with you — no pressure.

Selling a current home to help pay for the build? Start with a real number, not an automated guess: find out what your home is worth and I will personally run the numbers for your Madison County home.