Investigating builders

[Eucalyptusbee]

Long story please bear with me!

I am thinking of buying brand new build from the current private owner who built their own house

Not buying from the builder or a developer.

Build completed just a few weeks ago in a small town up north. A one off build, not part of an estate. No show home or other to view. Only house in fairly long road built by this person. Nothing was on land before (old allotment) so house was completely new construction. 4 bed 3 bath 3000sq ft so quite a big project . Obviously looks very nice at the moment)

Town is about 45 mins from where we live now so have no knowledge of builder.

Before offering i wanted to see if builder had good reputation and to look at some of their other older building projects to see how they've fared over time ( we've had issues with builders in the past when problem with work has only come to light a few years down the line and it's a struggle to get them back to sort it)

When I asked for builders details sellers just gave the builders name and 4 photos of 4 houses they claimed builder had already built in the town and surrounds (1 photo of each project- exterior only. Not great quality pics). Also gave general location of these projects although not exact address.

However when I went to look builder up I found builder has no website, online presence or office. Called the landline listed for them on google (only thing could find online) but they never picked up (tried multiple times) and had no company voicemail message. Made me nervous.

So as I had the photos and locations of the other projects the sellers claimed builder had done I was then able to drive by these. I enquired at 2 where owners happened to be in and put a card through door of another asking if they knew the builder, if the builder had built their house and if so would they mind sharing any feedback on them. My contact details were in the card.

All very friendly and householders who were in very happy to help. Just established that was indeed built by that builder and they were happy with them etc. 5 min job. Didn't feel wierd at time. Up north if that makes any difference

Now a week later I find out via estate agent that the seller and builder are both v pissed off i did this.

They think I should have taken their word for it that builder was reputable with high quality work and will come back to fix any issues if crop up down the line. Estate agent said they feel I overstepped the mark by checking out projects in this manner and should have come to them with concerns (they did know I was trying to contact builder).

So question is was IBU to do this?

YABU - You overstepped normal due dilliagance

YANBU - completely normal to try and establish If building company and quality of work are legit before buying a house

Any other thoughts or advice? Should we still offer? Would you accept an offer from us if you were seller?

I'd reconsider whether I wanted to buy that house after all! Clearly they've got something to hide - you just haven't found out what it is yet.

I guess I'm also surprised that they're surprised I did this. Seems like a basic thing to do before you make the most expensive purchase of your life !?!

Yes @MorningStarling I agree. Weirdly though the feedback was all very good! Which is why I'm wondering if I was BU?

It’s pretty normal to check out builder’s previous work. That they’re pissed off is an unusual reaction. They should have confidence in their work and what previous customers think of them.

Builders I have had do major work for me offered me a list of clients I could go and visit - and they were warts and all. I would worry they have something to hide

@NewPapaGuinea that's what I thought. I think they are more annoyed I didn't arrange it via them??

It sounds like sensible due diligence to me.

Do they have a new build warranty/guarantee at all? Usually they’re in place for 5/10 years so would cover structural issues at least

They do have a guarantee for 10 years but that's no good if the builder has evaporated into thin air / I ideally want to buy something that is built well and I don't need to use it!

Of course yanbu. It’s simple due diligence. I can’t believe he’s never had a buyer do this previously.

I would’ve done the same as you OP, it’s a house you’re buying! You’ve done nothing wrong.

Estate agent said they feel I overstepped the mark by checking out projects in this manner and should have come to them with concerns

Yes because we all know that estate agents are completely honest and transparent don't we?

Ok great.

Was starting to think I'd done something crazy

Would you be annoyed if you were the seller (not the builder)? Not sure if I've soured that relationship or if the agent is just trying to hustle me

There is something VERY "not right" about their response.

Forget would I accept an offer if I was the seller. I would feel very uneasy about offering on that house at all as the buyer and agree with @MorningStarling something is amiss

Agree with PPs Something isn't right. We bought a new build from a "new" developer who had only done renovations before. Not only were there lots of faults, but they had build the house in the wrong place and we were threatened with demolition. Of course, they went bust. Another developer took it on, went bust. Many years on the development is still unfinished. Think pavements etc. I'd avoid like the plague.