Purchasing property is one of the most significant steps a person can take in their lifetime. Beyond the dream of a new home, it involves a series of questions that require attention, knowledge, and sound planning. Buying directly from a builder or developer has its advantages: better pricing, the opportunity to choose the floor and orientation, and sometimes even a bespoke layout. However, this path also hides numerous pitfalls, especially when there is no intermediary to guide you on what to verify.
In this article, we will help you prepare thoroughly for your meeting with the developer. We will look at the most important questions to ask before signing any document, as well as what additional information to request to ensure you are making an informed choice.
What questions should we ask when buying property directly from a developer?
Before proceeding to the specific details of the deal, it is vital to understand the structure of the building and exactly what you will be provided with as ownership. This includes not only the apartment but also the common areas, which affect your future costs and rights as an owner.
What common areas will the building have and how are the undivided interests allocated?
Often, when buying "off-plan", the purchaser thinks primarily about the square footage of the apartment, but not about what part of the building will actually belong to them. Common areas comprise everything located outside the private residence: staircases, the foyer, corridors, lifts, the basement, the courtyard, and more. Every owner holds a share of these, referred to as "undivided interests".
Therefore, ask the developer how these shares are calculated and distributed. For instance, are there commercial outlets or underground garages included in the calculation? What exactly will you be paying service charges on in the future?
The distribution of undivided interests must be specified in the Title Deed you receive after finalising the deal. At BLD, we pay special attention when designing common areas, as we believe they are the heart of every residential project. Well-designed and maintained common spaces do more than just facilitate daily life; they create the feeling of a true home and comfort that extends beyond the boundaries of your apartment.
What are the exact payment terms and schedules?
Most commonly, when buying from a developer, payment is made in stages linked to construction progress. For example: 30% upon signing a preliminary contract, 30% upon reaching "Act 14" (structural completion), and the remaining 40% upon the issuance of "Act 15" and "Act 16" (habitation certificates). However, these percentages can vary depending on the specific project.
It is advisable to enquire about the expected completion dates and the payment schedule. Reliable developers usually stick to promised deadlines and maintain constant, open communication with their clients. They will notify you promptly of any potential delays, even minimal ones, regarding the issuance of Act 16 and other vital documents. This ensures you remain calm and informed throughout the process. To avoid misunderstandings, all agreements should be recorded in the contract, and if necessary, you should consult a solicitor who is well-versed in market practices.
How are warranty periods and defects handled after handover?
Even in the highest-quality buildings, defects can appear: cracking, damp, or issues with installations. It is therefore important to ask the developer what warranties they provide and what the procedure is if a problem arises.
Warranty periods for new builds are not fixed solely by the Spatial Planning Act but also depend on the contracts signed between the developer and contractors, as well as the construction company’s internal policies. Typically, conscientious developers provide:
- 3 to 5 years for structural elements;
- 1 to 3 years for installations (electrical, plumbing, HVAC);
- 1 to 3 years for finishing works such as plastering, flooring, and cladding.
Consider also the period after the transfer of ownership: will the developer have a point of contact to handle warranty cases, or will you have to contact sub-contractors yourself? Always prefer a developer that offers building maintenance after completion. This is a guarantee that construction activities will be carried out to the highest possible standard.
BLD understands how important it is for owners to receive not only a quality property but also long-term support. Therefore, we offer professional facility management, ensuring a fast and effective response to any defects and full care for your property even after the deal is closed.
Who will manage the building after completion - will there be a professional building manager?
The first few years after a building is completed are often filled with organisational matters: maintenance, bills, fees, and landscaping. This is why it is important to know who will take over the management of the building.
Ask if the developer will hire a professional building manager, which company will be responsible for maintenance, and what the expected monthly maintenance fees are. Will a homeowners' association be established, or will you have to set one up yourselves?
The presence of a good manager ensures that common areas are maintained and that you enjoy a tidy, clean environment. This also increases the long-term value of your property, especially if you consider a resale in the future.
What technical solutions are implemented and are there differences from the original project?
The technical specifications of the building are crucial for energy efficiency, comfort, and the long-term value of the property.
It is therefore important to enquire about the primary materials and technologies that will be used in construction - for example, the type of insulation, the glazing specifications, waterproofing methods, and the heating and cooling systems.
Since detailed data on all materials is sometimes unavailable at the start of a deal, ask the developer what information they can provide at this stage and whether you will be able to receive more detailed technical specifications later on.
Furthermore, clarify if there is a possibility of changes to the project compared to the initial presentation - for instance, in the cladding, lifts, or other key elements and what guarantees you have that you will receive the quality you chose as stipulated in the contract.
Conclusion
Buying property directly from a developer requires preparation, careful reading, and clear communication. However, when you ask the right questions, you will not only navigate the process more easily but also build trust with the builder. That trust is priceless when it comes to your future.
Do not hesitate to ask, to request documents, and to compare different proposals. Each of these questions can save you time, money, and disappointment.
And if you are looking for a partner who does not just sell, but stays by your side long after the keys are handed over, turn to BLD - a company for whom caring for the home does not end with the Title Deed.