Buying process
Buying under construction: schedule, inspections and warranty
Buying a home that does not exist yet is scarier than buying a finished one, and the fear has legitimate reasons. Nearly all of them are settled by reading three contract clauses and putting two inspections on the calendar.
Updated 11/11/2026
A builder home in Central Florida takes 5 to 9 months from signing to handover. The reservation deposit runs from 5,000 to 10,000 dollars and the rest is paid at closing, not during construction. The delivery date in the contract is an estimate: know from the start what happens if it slips and how late you can change selections without a charge.
The first reassurance: you are not financing the build
In many countries, buying off plan means paying installments during construction. That is not how it works here with the large builders. You pay the reservation deposit at signing and the entire balance on closing day, when the home is finished and has its certificate of occupancy.
That changes the risk completely: your money is not sitting inside an unfinished building. If you finance, the loan also closes at the end, with the home complete, and it is an ordinary mortgage, not a construction loan.
The three clauses to read before signing
The delivery date and what happens if it slips
The contract date is an estimate, not a promise. What matters is the language defining how much delay is acceptable, what rights you have past that point, and whether the deposit is returned. I ask for that paragraph flagged and translated before any signature.
What happens if the rate changes
If you finance, the builder's rate incentive usually has an expiration date. On an eight-month build that matters a great deal. You need to know whether the rate can be locked and for how long, and what happens if it expires before closing.
The cutoff for selections and changes
There is a date, fairly early on, after which nothing can be changed without a charge. Past that date, swapping a countertop stops being a decision and becomes a change order with a price.
The real schedule, stage by stage
| Stage | Typical duration | What to do |
|---|---|---|
| Permits and lot preparation | 4 to 8 weeks | confirm lot, orientation and neighbors |
| Foundation and slab | 2 to 3 weeks | photos before the pour |
| Framing and roof | 4 to 6 weeks | dry-in visit, before walls close |
| Systems before drywall | 3 to 4 weeks | private pre-drywall inspection |
| Interior finishes | 6 to 10 weeks | review the selections you chose |
| Certificate of occupancy and closing | 2 to 3 weeks | final walkthrough with punch list |
Typical timelines observed in the Orlando area communities during 2026. Weather, county permitting and material availability move them. The builder updates the schedule during construction and I pass it on to you with photos.
The two inspections worth every penny
The builder runs its own inspections and the county runs the official ones. Even so, I recommend hiring a private inspector twice. It costs a few hundred dollars and it is the best insurance in the process.
- Pre-drywall inspection. Done when framing, wiring, plumbing and ducts are exposed, before the walls close. It is the only moment you can see what will be hidden forever afterward.
- Final inspection, before closing. The inspector walks the finished home and delivers a list of items to correct. That list goes into the final walkthrough and the builder addresses it before or just after handover.
- Keep both reports. They support warranty claims and, if you ever sell, they show the home was independently inspected.
If you are outside the country, I do the walkthroughs live on video and the private inspector sends the report with photos. It is what most of my clients abroad do.
Selections: where the budget leaks without you noticing
The model home is built to make you fall in love and is almost never what comes included. The display finishes are usually paid upgrades. My practical advice, after seeing many homes delivered, is simple.
- Spend on what is expensive to change later: flooring, layout, electrical outlets, water lines, plumbing for an extra bathroom.
- Do not spend on what swaps out easily: light fixtures, mirrors, accent paint, window coverings, freestanding appliances.
- Ask which upgrades do not add appraised value. Some come back at resale and some do not, and that varies by community.
- Get the price in writing before approving a change. Change orders carry an administrative fee on top of materials.
Next
The warranty, in plain terms
Every builder has its own document, so I always ask for it in writing before the reservation. The general shape has three layers: a short period for finishes and cosmetic items, an intermediate period for electrical, plumbing and HVAC systems, and a long period for structural elements.
Two pieces of advice that save arguments: note any defect the moment you see it and report it in writing, even if it seems minor, because cosmetic windows are short. And keep everything in one folder: contract, warranty, inspection reports, change orders and the signed final walkthrough.
General information about buying new construction in Central Florida. Not legal advice: terms, timelines and warranties are set by each builder's contract, which I always review with you before signing.
Frequently asked questions
What I get asked most
How long does a new home take to build in Florida?
Do I pay installments during construction?
What happens if construction is delayed?
Is a private inspector worth it on a brand new home?
Can I buy under construction from outside the country?
Want to see what is being built now?
I will send you the inventory under construction with estimated delivery, floor plan and price, and we can set up a video walkthrough whenever you like.
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