How to Choose a Pocono Builder

These are all valid questions and they deserve sincere consideration.

I've personally consulted with thousands of potential customers about the building process and the importance of selecting a builder that is right for you.   What does that mean?  Not every builder is for every willing customer and not every customer is for every willing builder.   And while we welcome all customers to consider us, we've turned away new customers for various reasons.  And so should you be willing to consider walking away from the wrong kind of builder.

Here's a good guide on what to consider in selecting a Pocono builder that is right for you.

1. Choose a builder that is licensed, insured and has been in business for at least ten years.  That may seem obvious, but it's just too easy to call yourself a "builder" here in Pennsylvania.  Just because someone can frame a house doesn't make them a builder; It makes them a framer.  Building is a process, not a person, and you're not just hiring a builder to construct a home - you're hiring expertise to manage the building process and get that home built the way you want it within a reasonable amount of time.  Who you hire to build your new home should be well established and have a tried and true system for the entire end-to-end process, from land acquisition and preparation, to designs, to permitting, to financing, to land preparation and finally the actual construction of the home.  Choose experience first and foremost.
   
   
2. Choose a builder that DOES NOT require a deposit on construction.  This is a big one.  The Poconos is notorious for builders who take deposits and either nothing happens or they disappear altogether.  No reputable builder should need a deposit on construction.  If they somehow convince you that they do, go elsewhere.   Dozens on buyers were build by someone who called themselves a builder and was taking $50,000 deposits.  His prices were "too good to be true," as it turned out and a lot of people got hurt.   Don't put yourself in that position.
   
   
3. Choose a builder whose pricing makes sense.  Aldo Gucci once said “The bitterness of poor quality is remembered long after the sweetness of low price has faded from memory.”  If you're choosing a builder based upon price first and foremost you're likely going to overpay significantly for your new home and you're likely to get a "value-built" home, one that is constructed with the bare minimum in quality materials.   And consider that if a builder is willing to skimp on materials, they're just as likely to skimp on workmanship and the quality of the experience they hire.  Unless you're doing a very large and very custom home, building material and labor costs don't vary greatly between builders.  Therefore, if you're seeing new home costs that are suspiciously low, there's a reason for that and it's likely going to cost you a lot more in the long run. 
   
   
4. Watch out for hidden costs.  Watch for words like "allowance" or "upgrades."  They are a license to charge you more money during construction.  A reputable builder will outline all potential costs well before you're under contract for your new home.  If you think you will be saving money by going with a builder that seems "cheaper"... they are. They're also going to be more expensive... much more expensive.
   
   
5. Choose a builder that has a comprehensive and specific contract.  Any attorney will tell you that it's important that the responsibilities of each party be spelled out in a formal contract.  Not because it's an adversarial relationship, but simply so you have an understanding of what you are agreeing to and so that reasonable protections are in place for both parties.   Contracts shouldn't be bogged down in fine print or tricky language.  A good contract is clear, understandable and should never be confusing.  Our has stood the test of time with thousands of customers and hundreds upon hundreds of attorney reviews.
   
   
6. Choose a builder that does not have an escalation clause in their contract.  An escalation clause allows a builder to raise the price of the house for a number of reasons, the most common of which is that building costs go up.  It's scary to think that you've agreed to pay a certain price for a home but then get hit with increased costs because of market conditions or price increases outside of your control.  We don't use an escalation clause in our contract and you shouldn't sign a contract with one in it...ever.
   
   
7. Choose a builder who builds to your budget.  If your builder starts talking you up in size, you're going to quickly go over your budget and you'll have nothing but regret.  We tell our customers to spend as little as they have to for their new Pocono home.  It sounds counterintuitive since we build homes, but nobody benefits by pushing new customers to spend more than they want or can afford.  If you're getting sold on building more home than you need or want, it's only going to get worse as you get farther along in the process.
   
   
8. Choose a builder that is an “Accredited” member of the Better Business Bureau.  In addition to ratings such as C-, B+, A and A+, the BBB "accredits" businesses that have exceptional, long-standing histories of exemplary business practices.  Accreditation is not something we or any business can pay for, request or subscribe to;  It's earned.  And it's earned only by years of experience, fine work, a quality reputation and a history of putting customers first.  Google and Facebook reviews are valuable, but an A+ BBB rating AND accreditation is golden.  We've had an A+ rating for nearly three decades.
   
   
9. Choose a builder that has experience building the type, style and size of home you are interested in.  Builders come in all shapes and sizes, so select a builder that has experience with the type of home you want.  You don't want a tract home builder building you a custom Victorian-style home, nor do you want someone who normally builds 1500 square foot ranches building your 4500 square foot chalet.  Stick with someone who has a deep history building the style of home you want.
   
   
10. Choose a builder that has experience building in the area you wish to build.  There's a reason we don't build in other states or even other parts of Pennsylvania... and it has nothing to do with distance. Building in your market is important.  It's where a builder has formed solid working relationships with suppliers, building and zoning officials, architects, designers, engineers and other contractors.  It's not about distance, it's about logistics and practicality.  It's about efficiency and knowing how to serve the customers in your market exceptionally well.
    
    
11.  Choose a builder that readily offers references from past customers.  What current and past customers have to say about a builder means a lot.  So in addition to glowing online reviews, high rankings on Google, Facebook and the Better Business Bureau website, be sure your builder can put you in contact with the name of as many past customers as you'd like to speak with.   If you get offered just a few names or a less than enthusiastic response to your request, run the other way.
    
    
12. Choose a builder that can show you finished homes, homes under construction and homes of past customers.  Seeing the finished product goes a long way in not only appreciating what a builder has to offer, but it builds trust especially if they can show you homes of past customers.  It means they have a good post-construction relationship with them and that the building process was a healthy one.  At Great Pocono Homes we show customer homes as our "model homes."  We don't use our office or phony, staged models to give you the impression you're getting something that you're not.  Our past customers are happy with their homes and welcome us to show them to prospective customers when they're not there.  So not only do you get to see a real finished home that is being lived in, not staged, but you also get the confidence knowing our past customers respect us enough to allow us to show their home to you.
    
    
13. Choose a builder with many long-standing relationships with lenders.  If you are planning to finance your new home, choose a builder that has healthy working relationships with many lenders and can explain the construction loan process. ( Construction loans are often referred to as "construction to permanent").   Construction loans are not conventional mortgages.  Your builder should know the difference and know the type of financing offered by each of their lending partners.  They should also be able to explain all financing options and the benefits of each.
    
    
14. Select a builder with experience in real estate and land development.  Not every plot of land in the Poconos is buildable, even in planned communities.  In fact most are NOT.  It is perfectly legal in Pennsylvania to sell land that is not buildable and sadly most realtors don't know the difference.  Most realtors think a "perk test" makes a lot buildable.  It does not, and since your realtor may not know why, it's important that your builder knows.   Whether you already own land or will be in search of a building lot, it's very important to work with a builder who knows what needs to be in place before you buy a lot and what contingencies need to be in place to make a lot buildable once you acquire it.  And if you you've owned a building lot for a long time, chances are there renewals, updates or verifications that need to be preformed if you have not kept your septic permit current.  (They are only good for 3 years).  Ideally you want a builder who is also a licensed real estate professional to help you through the process and make sure your lot, or the lot you are going to buy is indeed buildable. This way you are protected.
    
    
15. Avoid a builder who employs sales people or engages in high-pressure sales.  Any builder who employs sales people does so for one reason, to sell you more than just a new home.  Most builders offer a base-level home so their salespeople can then sell you upgrades and additional features after you're under contract.  Separating you from your money after the initial sale is referred to as the "second sale," and for many builders that's where their real profit is made.  Avoid builders who focus on up-selling and/or who use high-pressure salespeople.  Avoid builders who show you "model" homes that are loaded with upgrades.  And avoid builders with big fancy showrooms that are packed with extras, upgrades and over-the-top selections.  Any builder can customize your home and work in any upgraded features you'd like, but if you walk into an over-stocked showroom you will most surely be pressured and expected to spend more money. 
    
    
16. Go with your gut. The home building experience is only as good as the relationship you have with your builder.  If you’re not comfortable on the first visit, you’re not likely to end up a happy customer.  Choose a builder who you get a good feeling about and gives you confidence knowing that they're going to get you the house you want the way you want it... and not have their hand in your wallet the entire time.
    
    
17. Choose a builder who encourages you to shop other builders.  If you want confidence in your builder, select one that actively encourages you to shop other builders.  It means they're not shy about being compared to other builders in quality and price.   Take seriously any builder who is willing to match any other builder's prices and specifications, apples-to-apples - and remember #3, above.  If the builders you shop won't share their specs and prices and provide you with a detailed, written proposal for the homes they offer (that you can then share with other builders as you shop), then likely you're in for a whole host of surprises along the way.