Are you dreaming of a brand‑new home in Raleigh but unsure how to get from picking a lot to getting the keys? You are not alone. New construction has many moving parts, from permits and design choices to inspections and closing. In this guide, you will learn the exact steps, local checkpoints, and smart safeguards so you can build with confidence in Raleigh and Wake County. Let’s dive in.
Start with location and permits
Before you fall in love with a lot, confirm whether it sits inside the City of Raleigh or in a nearby Wake County town like Cary, Apex, Holly Springs, Wake Forest, Rolesville, or Knightdale. Rules for inspections, utilities, and timelines can differ by municipality. The City of Raleigh outlines a staged permit and inspection process that can affect timing, so build in margin for reviews and scheduling changes. You can see the city’s framework in the Blueprint for Development overview on Raleigh’s permitting site.
North Carolina law requires a final inspection and a certificate of occupancy or certificate of compliance before you can move in. This is a safety and code checkpoint, and it applies across the state. Expect multiple municipal trade inspections throughout construction, followed by a final sign‑off near the end.
- Review Raleigh’s staged permitting and inspection steps in the city’s Blueprint for Development at the City of Raleigh website: Raleigh building permits and inspections overview.
- See the North Carolina statute that governs certificates of compliance and occupancy: NC General Assembly Chapter 160D.
Choose your community and builder
Master‑planned communities often open in phases. Amenities like a clubhouse, pool, or trails may come later than early home closings. Ask the builder for a written amenity schedule and whether any surety or guarantees back that schedule.
Lot types can change price. Corner lots, cul‑de‑sacs, green‑space backing, and grading needs may carry a lot premium. Confirm the premium amount and how it is itemized in your contract.
If schools and commute matter to you, verify current school attendance zones directly with the Wake County Public School System and run test drive times to major destinations like RTP or downtown. Zones can change over time, so rely on the most current district info.
If the community has an HOA, request the covenants, conditions and restrictions, fees, and any capital contribution details early. In North Carolina, the Owners’ Association Addendum is commonly used to disclose critical HOA information. Review it before you commit. For form context, see the NC Real Estate Commission’s guidance on standard contracts and addenda here: NCREC bulletin on contract forms.
Get the right contract and timeline
Many builders present their own sales agreements or use a new‑construction addendum to the standard North Carolina Offer to Purchase and Contract. Have your buyer’s agent or a North Carolina real estate attorney review the contract and every addendum before you sign.
Understand your up‑front cash. In North Carolina, you will likely see a due diligence fee paid to the seller and an earnest money deposit held in escrow. The due diligence fee is usually non‑refundable if you terminate during the due diligence period. Read the exact terms in your contract and plan for this cash outlay. For more background, see the Commission’s explainer on due diligence practices: NCREC due diligence fee guidance.
Set realistic timing. Quick‑move‑in inventory homes can often close in 30 to 60 days if they are complete. To‑be‑built production homes commonly run about 5 to 9 months from groundbreaking, but weather, permits, and supply‑chain changes can shift dates. Ask for written schedules and avoid listing your current home until the builder gives you firm timing in writing.
Plan your financing and appraisal
Your loan strategy depends on the home type. Inventory homes usually fit standard mortgage products. For homes built after contract, you might use a construction‑to‑permanent loan that converts to a long‑term mortgage at completion. Builders sometimes offer lender incentives such as rate buydowns or closing cost credits. Compare the total cost and terms with an independent lender to see what truly saves you money over time.
Appraisals for homes under construction often start with a proposed‑construction appraisal based on plans and specs. After completion, an appraiser may perform a post‑completion inspection or use an appraisal update form to verify the final build. If you select many high‑cost upgrades at the design center, the appraised value may not always track the final contract price. Confirm whether your contract includes an appraisal contingency and how a low appraisal would be handled. For background on post‑construction appraisal requirements in government‑backed loans, see the VA Lenders Handbook excerpt: VA appraisal and post‑construction inspection reference.
Make smart design selections
Most builders lock in structural options early, then schedule interior finish choices at a design center. Missing deadlines can limit choices or increase costs. Ask for the builder’s selection calendar in writing so you know when each decision is due. Many local builders outline this process step by step in their buyer guides, including design meetings, orientation, and closing timelines. For an example of how a builder structures selections and orientations, review this process overview: Builder process and selection timelines.
Change orders and upgrades usually add to your final price. Some builders finance upgrades into your mortgage, while others require additional deposits. Get every option, allowance, and price in writing.
Design center prep checklist:
- Set a realistic options budget and rank must‑haves vs nice‑to‑haves.
- Verify appliance brands, specs, and any lead times that could affect closing.
- Confirm whether optional items could delay the schedule.
- Keep copies of the final selections invoice, model numbers, and receipts for warranty.
Inspect, walk through, and protect your warranty
City and county inspectors check for code compliance, but that is not the same as a buyer‑hired inspection. Many professionals recommend phased new‑construction inspections, including a pre‑drywall inspection and a detailed final inspection. A pre‑drywall inspection helps you see framing, mechanicals, and insulation before they are covered. Learn more about specialized new‑construction inspections here: ASHI new‑construction inspection guidance.
Your builder will schedule a home orientation near the end. This is when systems are demonstrated and a punch list is created. Take clear notes, dates, and photos, and get expected completion dates in writing. Many builders describe this workflow in their buyer process materials, like this example: Builder orientation and closing workflow.
Ask for your warranty documents before or at closing. Many builders use a staged structure often described as 1‑2‑10: one year for workmanship, two years for systems, and ten years for major structural coverage. Third‑party, insurance‑backed warranties are common and transferable. Review the booklet and claims process so you know how to submit a request. For an overview of typical coverage, see: 2‑10 Home Buyers Warranty explanation.
Pro tip: Schedule an 11‑month inspection to capture any items before a one‑year workmanship warranty expires. Keep a binder with manuals, model numbers, and builder contacts.
Closing in North Carolina
North Carolina uses an attorney‑supervised closing model. A licensed NC attorney typically examines title, prepares closing documents, and oversees the disbursement of funds. Confirm who pays for title and recording fees in your contract, and choose your closing attorney early to keep the timeline on track. For more detail, review this overview of North Carolina’s closing process: Attorney‑supervised closings in NC.
You cannot occupy the home until the final inspection is complete and a certificate of occupancy or compliance is issued. Your lender and closing attorney will typically require this before funding and recording.
Your agent’s role from lot to keys
The sales rep in a model home represents the builder. Your own buyer’s agent looks out for you. A dedicated agent can review contracts and addenda, confirm deposit terms, coordinate independent inspections, track punch list items, and help you compare incentives. Many builders budget for a cooperating broker commission, but policies vary. Register your agent early and confirm any compensation arrangements and builder rules in writing.
Step‑by‑step checklist
- Confirm municipality, utilities, and inspection path. Review Raleigh’s permit and inspection stages to set expectations: Raleigh permit and inspection stages.
- Vet builders and communities. Ask for warranty details, amenity timelines, and the design‑center schedule. See a sample builder process here: Selections and orientation timing example.
- Before signing, have your buyer’s agent and a NC real estate attorney review the contract, HOA addendum, deposit terms, and deadlines. Reference: NCREC contract forms overview.
- Budget for lot premiums, options, and potential change orders. Get all selection deadlines and upgrade pricing in writing.
- Book phased inspections. Plan a pre‑drywall and a final inspection, then an 11‑month check for warranty items. Learn more: ASHI inspection guidance.
- Line up closing. Choose your closing attorney, verify credits on the settlement statement, and confirm delivery of all warranties. See NC closing norms: Attorney‑supervised closings.
- Confirm occupancy. Make sure the final inspection is complete and the certificate of occupancy or compliance is issued per NC Chapter 160D.
Building in Raleigh should feel exciting, not overwhelming. With clear steps, the right partners, and a plan for financing, inspections, and closing, you will be ready for a smooth move into your new home.
If you want a local, concierge‑level guide from lot to keys, our team is here to help you compare communities, review contracts, coordinate inspections, and keep your build on track. Start a conversation with Angela Drum to plan your next move with confidence.
FAQs
How long does a new build in Raleigh usually take?
- Inventory homes can often close in 30 to 60 days, while to‑be‑built production homes commonly run about 5 to 9 months, depending on permits, weather, and materials.
What are due diligence and earnest money in NC new construction?
- The due diligence fee is paid to the seller and is usually non‑refundable if you cancel during due diligence; earnest money is held in escrow and follows contract terms at closing.
Do I need my own agent if I buy from a builder?
- Yes if you want someone to advocate for you; the builder’s sales rep represents the builder, and your agent can review contracts, track deadlines, and coordinate inspections.
When can I move into my new home in Raleigh?
- You can move in only after final inspections and when a certificate of occupancy or compliance is issued by the local authority, as required by North Carolina law.
What inspections should I order for a new home?
- Schedule a pre‑drywall inspection, a detailed final inspection, and an 11‑month check to document any warranty items before the workmanship warranty expires.
How are HOA rules handled in new communities?
- Ask for the Owners’ Association Addendum, covenants, fee schedules, and any capital contributions early so you can review terms before you commit.
Who handles closing in North Carolina?
- A licensed North Carolina attorney typically examines title, prepares documents, and supervises funding and recording at closing.
