Thinking about building a new home in Horace? It is exciting to plan a layout, pick finishes, and choose a neighborhood, but it can also be stressful if you are not sure how to compare builders. A little structure goes a long way. When you vet builders with the right documents, questions, and checks, you protect your budget and timeline. This guide gives you a clear step-by-step process tailored to Horace so you can move forward with confidence. Let’s dive in.
Why vet builders in Horace
Horace is a growing city on the edge of the Fargo metro. Permits, inspections, subdivision rules, and utilities are handled through the City of Horace and Cass County. Because rules and inspection schedules vary by municipality, you should confirm the current code edition and required inspections with the City of Horace. You can also use Cass County records to verify lot ownership and title details before you sign.
Vetting is about more than online reviews. You want to line up the builder’s paperwork with real homes, site visits, and local records. That way, you can verify claims and spot gaps early.
Step 1: Shortlist 3 to 5 builders
Start broad, then narrow to a focused list.
- Visit model homes and active job sites in Horace and nearby Fargo metro neighborhoods.
- Ask trusted local sources, including real estate agents, title companies, lenders, and inspectors who work in Cass County.
- Check City of Horace and Cass County permit records to confirm recent activity, inspections, and any stop-work orders.
- Note which builders have current projects in Horace and keep those at the top of your list.
Step 2: Collect documents first
Request the same documents from each builder so you can compare apples to apples.
- Base spec sheet with line-item materials and brands by trade
- Sample contract or purchase agreement
- Allowance schedule with current dollar amounts and example upgrade pricing
- Warranty document and claim process
- Typical subcontractor and supplier list
- Floor plans and a list of homes completed in the last 24 months
Compare each item line by line. If a builder cannot provide these in writing, treat it as a red flag.
How to compare spec sheets
A strong spec sheet is detailed and clear. Ask for line items covering:
- Foundation, framing, exterior walls and cladding
- Roof material and underlayment
- Windows and doors with brand and performance ratings
- Insulation type and R-values
- HVAC brand, capacity, and efficiency
- Plumbing fixtures and brands
- Electrical service and panel size
- Kitchen cabinets, countertops, and appliances
- Flooring by room, interior trim, and paint
- Garage features
Watch for vague terms like “upgraded” or “builder grade.” Ask the builder to name the brand, model, finish level, or a minimum performance spec for every vague item. Confirm which items are included vs. upgrades.
Allowances that protect your budget
An allowance is a dollar amount in the contract for items you will choose later, like cabinetry, counters, tile, lighting, flooring, appliances, or landscaping. You select the products, then the final cost is compared to the allowance.
What to compare:
- Which items use allowances and the dollar amount for each
- Whether the amounts are realistic for the Horace market based on examples from the builder
- Whether overages are billed as “allowance plus” or offset with a credit if you come in under
- Selection deadlines and costs for late decisions
How to avoid surprise costs:
- Ask for supplier examples or typical upgrade ranges for popular choices.
- Negotiate a cap or clear markup on change orders.
- Require written quotes for upgrades before approval and signed change orders with total cost and revised completion dates.
Understand warranty coverage
Builders often follow a common structure. Exact coverage varies, so read what is offered and ask questions.
- Workmanship coverage commonly lasts 1 year for materials and workmanship.
- Systems coverage commonly lasts 2 years for HVAC, plumbing, and electrical.
- Structural coverage commonly lasts 5 to 10 years for major load-bearing defects.
Verify the basics:
- Whether it is a proprietary builder warranty, third-party administered warranty, or backed by a separate insurer
- How to file claims, expected response times, and dispute resolution steps
- Whether the warranty transfers to a new owner if you sell
- Maintenance requirements and whether missing routine maintenance affects coverage
Step 3: Check references and sites
Ask for at least three references: one current build, one that closed 6 to 12 months ago, and one that is 2 or more years old. Call each reference and ask:
- Was the final cost close to the contract? If not, why?
- Was the builder responsive during the build and after move-in?
- How were punch lists and warranty items handled? Were they timely?
- Would you build with this builder again? Why or why not?
Then drive by completed homes and visit active job sites in person. Look for consistent quality, a tidy site, and good trade coordination.
Step 4: Interview and model walkthroughs
Bring the same question list and your spec comparisons to each meeting. During model tours, verify that items in the model are actually included in the base spec.
Questions to ask every builder:
- How long have you built in Horace or Cass County, and how many homes do you complete each year?
- Can you provide three homeowner references and allow visits to active job sites?
- Do you work with a fixed subcontractor base? Who are your primary suppliers?
- Can you walk me through the contract, allowances, selections schedule, and change-order process?
- What inspections are done internally and by the city? Do you allow independent inspections at milestones?
- What warranty coverage do you provide? Who handles claims and how fast do you respond?
- How are upgrades priced and what markup do you apply to changes? How do you handle material price changes?
During the walkthrough, confirm every “included” feature in writing. If you expect to see a feature from the model in your home, make sure it appears on the spec or in an addendum.
Step 5: Negotiate contract controls
Get key cost and timeline protections into the agreement before you sign.
- Define each allowance item, the dollar amount, and what happens if you go over or under.
- Include a clear selections calendar with deadlines and costs for late decisions.
- Spell out a written, signed change-order process with fixed pricing where possible and defined markup rates.
- Address material price escalation and supply delays in plain language.
- Add independent inspection milestones, such as pre-pour, pre-drywall, and final, to be paid by you.
- Confirm warranty documents, claim steps, and transfer terms are attached to the contract.
Step 6: Monitor the build and closeout
Stay organized from groundbreaking to closing.
- Schedule independent inspections at foundation, pre-drywall, and final.
- Keep a running change-order log with signed approvals, costs, and revised dates.
- Conduct a formal pre-closing walkthrough and create a punch list with completion timelines signed by the builder.
- Hold all paperwork in one digital folder: permits, inspections, change orders, selections, invoices, and correspondence.
What to watch for
Common red flags that signal extra risk:
- Vague or missing written specs that rely on “model as shown” language
- Refusal to provide references, permit numbers, or sample contracts
- Patterns of unresolved consumer complaints or frequent lien filings
- No independent inspections allowed or unwillingness to put changes in writing
- Reluctance to name brands or provide realistic allowance numbers
- Unclear warranty terms or dispute steps that heavily favor the builder
Practical checklists for your folder
Use these quick lists to keep your process on track.
Decision checklist
- Verified local references and recent homes in Horace
- Permit and inspection history confirmed through City and County records
- Complete, line-item spec sheets from each builder, compared side by side
- Allowance schedule with examples of what each amount buys
- Written change-order policy with markup rates and approval steps
- Clear, written warranty with contact and claim process
- Builder allows independent inspections at key milestones
- Transparent schedule and realistic completion timeline
Model walkthrough checklist
- Exterior drainage and grading that directs water away from the foundation
- Flashing and caulking around windows and doors
- Cabinet installation quality, alignment, and soft-close operation
- Flooring transitions and finish consistency
- Mechanical system locations and service access
- Every “included” model feature appears in the written spec
Your local records checklist
Before you sign, verify facts locally.
- City of Horace building and permit office for code edition, inspection schedule, and permit history
- Cass County Recorder and Assessor for ownership, liens, and property records
- North Dakota Attorney General Consumer Protection portal for contractor complaints
- Better Business Bureau for business profiles and complaint patterns
- Local builders associations for membership listings and awards
- Local agents, lenders, inspectors, and title companies for reputational context
Work with a trusted advisor
New construction has many moving parts. A local advisor who coordinates lots, builders, documents, and inspections can save you time and reduce risk. Our practice supports new-construction buyers across the Fargo metro, including Horace, with a clear process and consistent follow-through.
Here is a simple meeting agenda you can bring to every builder visit:
- Introductions and project scope, including lot, plan, and budget
- Request paperwork: spec sheet, allowances, contract sample, and warranty
- Walk the model and check items against your spec matrix
- Ask the standard interview questions listed above
- Discuss timeline and meeting cadence during construction
- Agree on next steps and set documentation deliverables
If you want a structured way to compare builders and avoid costly surprises, connect with Tyler Bretz. We will help you source the right builders, review documents, and shepherd your build from first meeting to closing.
FAQs
What permits and inspections are typical in Horace?
- Requirements vary by municipality, so confirm with the City of Horace. Common milestones include footing or foundation, framing or pre-drywall, mechanical systems, and final inspection.
How many references should I request from a builder?
- Ask for three: one current build, one that closed 6 to 12 months ago, and one 2 or more years old. This shows how the builder performs during and after construction.
What is a construction allowance and how do I compare them?
- An allowance is a set dollar amount for items chosen later, like cabinets or tile. Compare which items use allowances, the amounts, examples of what they buy, and how overages or credits are handled.
Should I hire an independent inspector for new construction?
- Yes, it is smart to schedule buyer-paid inspections at the foundation, pre-drywall, and final stages. This adds a second set of eyes beyond municipal inspections.
How do I avoid change-order surprises during my build?
- Require written quotes and signed change orders before work starts, set markup caps, follow a selection schedule, and keep a running cost log with dates and totals.
Where can I check a North Dakota builder’s complaint history?
- Review the North Dakota Attorney General Consumer Protection portal and the Better Business Bureau for complaint patterns, then verify permits and liens through City of Horace and Cass County records.
