Everything you should check before reserving a new home

Reserving a new home is very exciting but before you hand over your reservation fee, there are a few things you will want to double check first.

Find out what's included in your new home when you move in

The most common area for confusion in a new build purchase is the discrepancy between what is seen in the show home and what is actually included in the standard purchase price. Make sure you get the full specification in writing.

Heating, insulation and energy efficiency

Modern homes are highly insulated, but you must understand the heating system to predict running costs and comfort.

• Heating system: What is the primary method of heating? Is it a traditional gas boiler system with radiators, or a more contemporary and efficient solution like an Air Source Heat Pump (ASHP)? If it's the latter, research how it operates, as the heat delivered can feel different from a traditional boiler.
• Energy Performance Certificate (EPC) Rating: Ask for the expected EPC rating. Most new builds achieve a high 'B' rating, translating to significantly lower energy bills than older properties.
• Insulation: Confirm the type and level of insulation used in the walls, roof, and floor. High quality insulation is crucial for both thermal and acoustic comfort.

Learn more about how builders are heating new homes

Gardens, flooring and finishings

The phrase standard specification is where you need maximum clarity, especially concerning the garden and internal finishes.

• Flooring and carpets: Is the flooring included throughout the house, or just in wet areas (kitchen, bathrooms, cloakroom)? Sometimes carpets and floor finishes in main living areas and bedrooms are an optional extra or a buyer upgrade.
• Garden landscaping: Is turf in the garden included as standard, or will you be left with bare soil? Is a patio area included, and if so, what size and material? Are boundary fences being installed, and who owns the responsibility for maintenance?
• Appliances: Which kitchen appliances are included in the price? Get the make and model numbers for everything from the oven and hob to the fridge freezer and dishwasher.
• Customisation opportunities: Find out if any areas are customisable and what the deadlines are for selecting upgrades (e.g., kitchen unit colours, bathroom tiles, electrical socket positions). Be aware that late changes may incur high fees or not be possible at all.

Aspect, connectivity and future-proofing

These factors significantly impact daily living and the home’s long-term value.

• Garden direction: Which direction does the garden face? A south or west facing garden is highly desirable for evening sun, while an east facing garden is ideal for morning light.
• Broadband connectivity: Confirm the type of internet connection. Is it standard copper or fibre broadband (Fibre-to-the-Premises or FTTP)?
• EV readiness: Does the property include an Electric Vehicle (EV) charging point as standard, or is the wiring/infrastructure at least installed to facilitate one easily? This future-proofs your home for sustainable travel.
• Storage and parking: How many dedicated parking spaces or garage bays are allocated to your plot? Is there adequate storage space within the home, such as a utility cupboard or under-stair storage?

Check out the surrounding area and future development

Researching the development and its surroundings is just as important as inspecting the property itself.

Local amenities and community

• Schools: Investigate the quality and performance of local primary and secondary schools and confirm whether your property falls within their catchment area.
• Proximity to green space: How close is the development to parks, nature reserves or public footpaths? Access to green space is a key factor for well being and property value.
• Shops and services: Locate the nearest supermarket, GP surgery and pharmacy.

Transport links and commutability

• Public transport: Check the routes and frequency of local bus services and the distance to the nearest train station.
• Road connections: How easy is it to access major road networks for your commute? Visit the site at peak times to check for traffic congestion.

Future development

• Phases of construction: If you are buying an early plot, ask what other construction will be happening nearby. Ask to see the master plan for the entire development.
• Estate management fees: Most new developments have communal areas (green spaces, private roads) managed by a private company. Find out the annual management or service fee and what it covers.

Review the legal and financial aspects of your purchase

Before you commit your reservation fee, ensure you are comfortable with the legal framework of the purchase.

• The reservation agreement: This document sets out the full purchase price, the non-refundable portion of the fee (should you pull out), and the 'long-stop' date (the final, legally binding date by which the house must be completed). Review it carefully with your solicitor.
• Warranties and guarantees: Confirm the new home warranty provider (e.g. NHBC) and understand the 10-year structural cover and the two-year fixtures and fittings warranty.
• Independent legal advice: Use an independent conveyancing solicitor, ideally one with specific experience in new build properties. Do not feel obliged to use the developer's recommended firm.