11 insider tips for first-time buyers of a new home

1 Reputational homework

Before you do any viewings, do your homework on the developer and the firm’s standard of work and reputation, says Ken MacDonald, managing director of Hooke & MacDonald. “Have a look at other developments previously completed by the same developer to see levels of finish and design.

“Don’t be afraid to knock on doors and chat to any owner-occupants to see if there were any structural or other problems, and if there were any issues, were they rectified in a timely satisfactory manner,” says Clodagh Murphy of Quillsen.

2 Early birds

Register your interest with all of the new homes agents and with developments as soon as you see a site under construction and the hoarding going up. “You will then get an early bird notification of when it’s about to launch that may also help you galvanise your mortgage-approval application,” says Conor Gallagher of Gallagher Quigley.

“As a rule of thumb, the builder is anxious to get a number of buyers on board to break the back of the debt. With people moved in and living there, he can up the price in phase two, if the market allows. Generally, phase two will be more expensive than phase one.

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“We’re entering a period of choppy waters and uncertainty and that will present opportunities. If you’re a first-time buyer, have the funds and want to get out of renting, a new house is generally cheaper to run than your rental, and builders may throw in a few goodies, such as flooring, white goods, carpeting.”

Don’t be afraid to be a bit cheeky this season and ask what else a developer might throw in.

“Press the builder to include as many extras as possible and as many features as you saw in the showhouse. We had sales recently where it had been agreed living and hall would only be floored, but when we were asked on more than one occasion would we also floor the bedrooms in return for signing the contract quickly we never said no,” says agent Owen Reilly.

3 Funding that’s ready to go

Mortgage-approved buyers generally take preference over those who have yet to get their funds together, says David Browne, head of new homes at Savills. “Full mortgage approval takes time and effort, and it is best to obtain appropriate approval before you look to purchase. People often make the mistake of putting their financial information into an online calculator and bringing a print-off of that to a launch as proof that they can purchase a home.”

While agents are hopeful that the help-to-buy scheme will be extended, it currently expires at the end of the year. If you are eligible, register for the rebate at Revenue.ie. In the case where two or more people are buying together, all parties have to be first-time buyers to qualify.

“While time is currently running out on the scheme, as long as your contracts are signed by the year-end, the property does not have to be complete for you to get the support. You need to figure out timings as to when you will receive the money,” says Ivan Gaine, managing director of new homes at SherryFitzGerald.

Also make sure you have a solicitor on board to fast-track the exchange of contracts. If you don’t know where to start and if buying in a second or later phase in a development, there may already be a panel of solicitors’ names available who worked on phase one and who are familiar with the developer and the property types within the development.

Check and double-check your outlays. Factor in the booking deposit, usually between €3,500 and €5,000, and stamp duty, 1 per cent of the purchase price. You’ll need a full deposit of at least 10 per cent of the purchase price so a house worth €300,000 will require savings of at least €30,000. Factor in solicitors’ fees, these can be fixed or a percentage of the asking price and typically range from €1,500 to €3,000 plus VAT. There’s also a bank valuation, about €150, property tax at 0.18 per cent of the purchase price, insurance and life assurance. Don’t forget about any annual service charges too.

4 Local knowledge

Before you sign contracts check that your new home meets “the two pint” principle: a shop nearby where you can get an early morning or late night pint of milk and a local pub or restaurant within walking distance. Time how long it takes to walk to the nearest supermarket. It’s also advisable to visit the area at different times of day and night, weekdays and weekends to see how quiet or noisy it is.

If you have kids, or are planning them, you need to consider the nearest primary and secondary schools and what their admissions policies are; these can change quite frequently. Get the children’s names down for schools as soon as is allowed. Also, look at public transport links so that children can commute to and from school and activities when older.

5 Travel times

Before you start, buy a big map of the region where you are looking and use pins to mark the locations of your parents, friends, workplaces and social haunts.

Then map the distances between each and the various developments you're viewing to compare and contrast journey times and the frequency of services. Also factor in routes and congested areas. You should also do these journeys for real rather than just taking the timings from a Google search, says Gina Kennedy, director of DNG new homes.

“Similarly, time the walk or travel time to the nearest public transport hub.”

You could set up a spreadsheet that covers commute times and another that details pluses and minuses within each development to help compare and contrast. Be sure also to ask how many parking spaces come with the unit for sale, says Helena Kelleher of Kelly Walsh.

6 The small print

The showhouse may have all sorts of extras added to its decor that aren’t part of the purchase package. These days a lot have built-in storage and decorative panelling as well as rich paintscapes that are not standard.

The bigger schemes will have a separate sales office that is usually decorated as per specification in addition to the show units and this is where you can see what you’re really buying.

“In smaller schemes you need to ask what isn’t included rather than what is included to ensure you get the full picture. Are there wardrobes in all of the bedrooms? What is the appliance package being offered? Are there options to swap out some items or to upgrade to different appliances for an additional fee? Ask too about how many cubic metres of storage the property has,” Reilly says.

“While you will probably have set money aside for the purchase of a bed, a couch and perhaps a dining table and chairs, people forget about flooring and window treatments. The expense of these can really catch people out,” says Gaine, who has seen the odd bedsheet hanging from windows for the first few months after buyers move in.

7 Take off the rose-tinted glasses

Bring a laser measuring tape to determine ceiling heights and the dimensions of rooms – an ordinary tape will tell what size beds are and the length of sofas and console tables. Decorators put smaller beds into the spaces to make the rooms feel bigger, similarly furniture might err on the compact side to give the impression of more space.

“Study the internal layout together with the positioning of light switches and plug/USB sockets as there may still be time to have some internal alterations made if the developer is willing to co-operate,” says Murphy.

“It might be that the couch is blocking a socket and an extension lead is called for before a kettle is boiled or the ideal place for the TV is actually on the opposite side of the room to where it has been cabled.”

“Ask if the attic can be converted and see if there is potential to extend into the garden should the family grow,” says Riona McCaughey of Knight Frank. It is worth consulting an architect to get independent advice about these options.

Ask how cost-effective and eco-friendly the water and heating systems are and also their positioning within the property you want to buy. Some emit a low hum. Others are noisier. Everyone’s tolerance for ambient noise is different. Some are switched off during viewings.

On handover of keys, McCaughey says, request the operational manual from the developer.

8 Insider info

Before making your final choice, ask the agent for his or her advice. “Ask the question: Which one would you buy?” says David Browne, head of new homes at Savills. “The agent is used to analysing plans, gardens, orientation and is well placed to advise correctly. They are there to help so ask plenty of questions.”

9 External factors

Completion dates are not cast in stone, says Ken MacDonald. “Building work completion dates can be affected by adverse weather conditions; snow, for example, might set back a build by a month or more. Currently there are also numerous cases of delays as a result of connecting to water on sites so if currently renting, ask your landlord for a degree of flexibility on moving out dates. You might need to rent for a couple more weeks than you had originally planned.”

10 Pole position

Positioning within the development is also worth studying carefully, Murphy says. “It is difficult to tick all the boxes, that sunny southwesterly orientation to the rear is the holy grail but if it’s not achievable, try for second best, south or west. An elevated position within a pitched development is also desirable, so you’re not going to be looked down on by yet-to-be-built homes.”

She suggests trying to physically get into the “actual” house you are thinking about buying, as opposed to just viewing the showhouse, and then stand at each window to see what the view is like, and what the view will be in the future, ie when the development is complete. While there may be beautiful mountain views today, that vista may be blocked by a terrace of houses that are yet to be built. A cul-de sac position is always preferable.

11 Connectivity

High-speed broadband has become a real priority, says Gaine. The old nine-to-five working day and the idea of peak commutes is also changing as working patterns are being disrupted. Being within an hour of work is satisfactory in the greater Dublin context.

New homes have a lot more design and technology incorporated so make sure you get a paper version of all manuals and warranties as well as a digital one. Keep them with all the new appliance manuals so you know where they are when you can’t figure a problem out.