Opinions on purchasing a new build

Weathergirl_76

With reference to service charges, I always thought this had to be factored in for flats, I didn’t think it was applicable to freehold. That said, one of the properties I like does have a grass verge running down the whole road, I did wonder who’s responsibility it would be to cut the grass, however now I realise there is likely a service charge, even though it’s freehold. I will be asking this when I start viewing them. Thanks for the reminder. 

I will be asking about the neighbours on all viewings, I assume there is no way of knowing unless the seller confirms it...?

getmore4less

One advantage with an established site(builders have gone) over brand new is it will have started to develop its character especially the landscaping, traffic and parking.

Once the builder leaves covenants start getting broken.

A good owner will have snagged  and it should have stabilised, less chance of things like cracks.
Might have lost the blank canvas.

Might even find a house  that is proper freehold,

Weathergirl_76

I must say, I am seeing more and more that I can get more for my money buying a new(er) build. I also won’t need to do major works, most I have seen online have modern bathrooms and kitchens, so I won’t need to pay for new or have the upheaval of a refurb which is something I am trying to avoid if I can. 

caeler

AdrianC said:

Weathergirl_76 said:

Is it true that you can’t  hang pictures up as nails go straight through the wall?

ALWAYS use appropriate fixings for a wall. If it's plasterboard studwork, then either screw or nail into the stud... or use a proper plasterboard fixing.
I quite like this type...

https://www.screwfix.com/p/fischer-self-drill-plasterboard-fixings-metal-35mm-100-pack/47347
Dead easy to use, and stronger than you'd expect - but don't put too much weight on them... The weak link is the plasterboard itself.

Bapping a nail into plaster or plasterboard and expecting it to stay is optimism, no matter the age of property.

I’m pleased to report my curtain poles (and mirrors and pictures and shelves) are still in place using these exact fixings from screw fix and it’s been 8 years! They are excellent!  Well recommended @adrianc

I’m very happy with my new build after all these years (brought off plan) and a major factor is how cheap the heating is, so well insulated.

eddddy

Weathergirl_76 said:

With reference to service charges, I always thought this had to be factored in for flats, I didn’t think it was applicable to freehold. That said, one of the properties I like does have a grass verge running down the whole road, I did wonder who’s responsibility it would be to cut the grass, however now I realise there is likely a service charge, even though it’s freehold. I will be asking this when I start viewing them. Thanks for the reminder. 

I will be asking about the neighbours on all viewings, I assume there is no way of knowing unless the seller confirms it...?

With many newbuild estates, the service charge will be for much more than cutting grass verges.

The roads might be unadopted, so you have to pay towards the maintenance and repairs of the roads, drains, street lighting, etc. There may also be parking areas, landscaped green areas, children's play areas, etc, which need to be maintained and repaired, and you have to pay towards.

getmore4less

Plasterboard is a lot stronger than people realise.
It's the pull loads that cause problems.

It can take significant loadings with the correct fasteners and load distribution.

For larger items you can often find a stud or for dabbed boards a dab to provide extra security.

For lightweight things like small pictures standard picture pin/hook can fine.

Have a watch of a few load tests of fixings  on YouTube.

cheeky-peach

Have you had a look at New Build Database (nbdb.co.uk)?

rtb_tf

My wife and I bought a new build from Miller Homes in 2016, and after exchanging contracts we read all kinds of stories that lead us to worry considerably before we completed. When we moved in there was the odd issue here and there, but anything we reported was put right within a week usually. As many have said, quality of work when you move in is dependant largely on the quality the site manager is willing to accept as passable, but just because it’s passable by him, it doesn’t mean it should be passable to you. We’ve loved our new build where we are so much we’re currently buying a larger house 4 doors up from where we are. Don’t just read the horror stories, for every worrying review there’s plenty more that have been really happy.

Skiddaw1

We'd only lived in old properties and didn't think we'd ever contemplate a new build, but our current house is only 7 years old and we love it. Houses were built by a local developer which perhaps makes a difference. I couldn't imagine living anywhere else now.

SouthLondonUser

My direct and indirect experience of newbuild flats and maisonettes in London (no idea outside the M25) is that you almost never recover the newbuild premium; buying a non-new build tends to be cheaper, even if you take into account the cost of bringing an older property to the same standard.

Additionally:

• the quality in newbuilds varies greatly; they don't all suck, but the risk that corners have been cut is not small. A common example is builders leaving lots of holes behind the kitchen and the bathroom through which rodents have easy access.
• Many newbuilds have too much glass; great in the winter, but the property can become an oven, effectively a greenhouse, already in spring; there are newbuilds where some rooms can easily get 15 degrees warmer than outside; oh, and you can almost never get permission for airconditioning in newbuilds
• if it's a leasehold, then you have no control over management charges; they may be reasonable now, but if the freeholder changes and/or increases them in the future, realistically you have to suck it up. Many small flats in London can pay £2k a year or more despite having no lift, no congierge, no garden, no anything; in posher areas like along the river it can easily be multiples of that. By contrast, you can pay less than £500 a year (insurance + cleaning gutters etc) for a freehold house 2-3 times as big
• Even if it's freehold, beware so-called fleecehold, where you still have to pay the developer for the maintenance of unadopted roads or common areas; again, you have no recourse if these charges double
• Newbuilds tend to appeal more to foreigners than to Brits; between Covid and Brexit, many foreigners have left, way fewer are coming, and many Brits are all the more keen on back gardens and other features which newbuilds tend to lack