Signing a builder contract in Wexford can feel exciting and a little overwhelming. You want the right floor plan, the right lot, and a clear path to closing without surprise costs or delays. With new construction, the contract sets the rules, so a few careful checks now can save time, money, and stress later. In this guide, you will learn what to look for, what is typical in Pennsylvania, and how to protect your interests from the first offer to your final walk-through. Let’s dive in.
Contract types you may see
New construction contracts vary by community and builder. In Wexford and northern Allegheny County, you will most often see:
- Spec or inventory homes that are already built or near completion.
- To‑be‑built agreements that pair a lot with a plan and a construction schedule.
- Lot-only purchases with a plan to build later.
- Model or quick-move-in contracts that read like spec agreements.
Know which type you are signing. Each has different timelines, selections, and change-order flexibility.
Price and payment clarity
Confirm how the purchase price is set. If the contract lists an estimated price, it should explain how the final number is determined. Check:
- Deposits and escrow. See where deposits are held, whether they are refundable, and the conditions for a refund.
- Payment schedule. Understand down payment, progress draws, and the balance due at closing.
- Holdbacks or retainage. Ask if funds can be held in escrow until punch-list items are complete.
Specs, allowances, and upgrades
Your finishes should be in writing. Insist on a detailed specification sheet attached to the contract.
- Allowances. Clarify whether allowances are fixed-dollar credits or estimates, how overages are priced, and when you select items.
- Upgrades. Get costs, selection deadlines, and how upgrades are added to the contract price. Keep all change pricing in writing.
Change orders that protect you
Builders often require written change orders. Your contract should state:
- Who can approve a change, how it will be priced, and how it affects the schedule.
- Whether you can reject a proposed change or cancel if a material change is required.
- How any added costs are billed and when payment is due.
Timeline, delays, and completion
Look for clear start and completion targets and a definition of substantial completion. Most builder forms include delay clauses for weather, labor, or supply chain issues.
- If timing matters to you, try to negotiate escrowed holdbacks or stated remedies for significant builder-caused delays.
- Confirm when you may occupy the home and whether closing and occupancy happen at the same time.
Inspections and punch list
Even a brand-new home benefits from independent eyes. Many builder contracts limit inspection access or require advance notice.
- Ask for the right to conduct pre-drywall and final inspections with an independent inspector.
- Set a timeline for creating a punch list, completing items, and verifying corrections before or shortly after closing.
- Understand what “final acceptance” means for your warranty start date.
Warranty coverage
Most new homes include a tiered warranty. Typical coverage includes workmanship and finishes for about 1 year, systems and mechanicals for roughly 2 years, and structural coverage up to 10 years.
- Ask whether the warranty is builder-backed or a third-party warranty and request the full documents.
- Review how to file a claim, response times, remedies, and whether the warranty transfers if you sell.
Title, liens, and subcontractors
Pennsylvania allows mechanic’s liens when subcontractors or suppliers are not paid. Your contract should protect you.
- Require the builder to provide lien waivers from subcontractors and suppliers with each draw.
- Confirm you will receive marketable title at closing.
- Ask how deposits are safeguarded if the builder becomes insolvent.
Financing and contingencies
Protect your financing timeline and rate risk.
- Include a financing contingency with deadlines for approval and rate lock.
- Watch for clauses that pass mortgage-rate increases or extra costs to you.
- Clarify any builder incentives and whether they require using certain lenders or title companies.
Closing and occupancy logistics
Make sure the contract explains when title transfers and who handles taxes, insurance, and utilities between closing and completion.
- Confirm whether closing can occur before all municipal approvals or the Certificate of Occupancy. Understand the risks if title transfers before the certificate is issued.
- Clarify who is responsible for final grading, stormwater measures, sidewalks, and road dedication items.
Dispute resolution and liability
Many builder contracts include arbitration clauses, jury trial waivers, and limits on liability.
- Read these sections closely and understand what they mean for your rights.
- Ask to add mediation before arbitration and to narrow overly broad indemnity clauses.
HOA rules and public improvements
If your Wexford community has an HOA, request:
- Draft covenants, bylaws, budgets, and the initial assessment.
- Architectural guidelines that will govern future changes to the home or lot.
- Information about developer obligations for roads, sidewalks, or sewers and whether special assessments are expected.
Wexford and Allegheny checks
New construction in Wexford can sit inside different townships. Always verify the exact municipal jurisdiction for your lot and then confirm:
- Which township issues building permits and performs inspections.
- Whether a Certificate of Occupancy or Use is required before closing or move-in.
- Local stormwater, erosion, and grading rules and who is responsible for compliance.
- Allegheny County recording processes and applicable transfer taxes and fees. Your title company can confirm exact amounts.
- Environmental considerations that are common in the region, including potential radon. Decide if you will request radon testing or a mitigation provision in the contract.
Documents to request early
Ask the builder for these items before you sign:
- Full draft contract with all exhibits and the detailed spec sheet.
- Lot survey, recorded plat, and any easements or restrictions.
- Grading, drainage, and erosion control plans, plus copies of permits and inspection sign-offs to date.
- Warranty documents, provider information, and a sample change order form.
- Builder insurance certificates and a list of subcontractors and suppliers.
- HOA governing documents and a pro forma budget, if applicable.
- Preliminary title commitment and confirmation of any municipal bonds for public improvements.
Smart negotiation priorities
You can often improve your position with a few focused requests:
- Deposit funds held in escrow by a neutral title company.
- A complete specification sheet rather than “builder standard” language.
- Clear inspection access for pre-drywall and final walkthroughs with an independent inspector.
- A financing contingency with realistic deadlines and communication expectations.
- Lien waivers tied to each progress payment.
- Reasonable timelines with holdbacks or remedies for substantial delays.
- Written warranty terms with defined response times for service requests.
Step-by-step before you sign
Use this quick plan to move from interest to a contract you trust:
- Confirm the exact township and permitting authority for the lot.
- Collect the full contract and all exhibits in writing. Do not sign blanks.
- Review the spec sheet line by line and align it with your selections and budget.
- Map your financing steps and deadlines, including rate lock timing.
- Define inspection access and punch-list procedures in the contract.
- Add protections for deposits, lien waivers, and delay remedies.
- Have a Pennsylvania real estate attorney review the contract before execution.
When to bring in pros
New construction has many moving parts. Consider involving:
- A Pennsylvania real estate attorney with new construction experience.
- An independent inspector for phase inspections and final checks.
- A title company to manage escrow, lien waivers, and recording.
- A lender experienced with construction-to-permanent or new-build timelines.
Bottom line
A strong builder contract protects your timeline, your budget, and your peace of mind. In Wexford and northern Allegheny County, small details like escrowed deposits, inspection access, lien waivers, and clear municipal approvals make a big difference at closing. With the right guidance and a meticulous review, you can enjoy the fun parts of building while avoiding preventable surprises.
If you want a clear, contract-smart path to your new home, connect with Kelly Cheponis. You will get attentive guidance, local insight, and the negotiation strength that helps you move in with confidence.
FAQs
What should I check first in a Wexford builder contract?
- Verify the municipal jurisdiction for permits, confirm deposit escrow terms, and review the specification sheet and timeline language before discussing upgrades.
Are builder deposits refundable in Pennsylvania new construction?
- Refundability depends on the contract. Ask for deposits to be held in escrow with clear refund terms tied to financing contingencies or builder obligations.
Can I hire my own inspector for a new build in Allegheny County?
- Yes, but many contracts require notice or an approved inspector. Negotiate pre-drywall and final inspection access before you sign.
How do I avoid mechanic’s lien problems on a new Wexford home?
- Require lien waivers from subcontractors at each draw and coordinate payments through a title company that controls disbursements.
Should I agree to arbitration in a builder contract?
- Arbitration can limit court options. Consider requesting mediation first or narrowing mandatory arbitration and jury-waiver clauses after legal review.
Do I need a Certificate of Occupancy before closing on a new home?
- Many townships require a Certificate of Occupancy or Use for new homes. Confirm whether closing or occupancy is contingent on the certificate in your contract.
