why avoid new builds?

[perplexedandbemused]

DH and I are looking at houses. Over the years I've come to completely disregard new builds based on a feeling/tone from others, without ever actively questioning the opinion against them.

So, I'm questioning it now. Please can someone explain in simple terms why a person might avoid a new build property?

I've bought a number of new builds over the years and don't relate to a lot of comments here. Yes many can have small rooms, small gardens, lack of storage etc but you're not buying blind. You would have all this information available to you by way of floor plans, plot plans etc. So if rooms don't suit, don't buy. Our new build now has 4 good sized doubles and a huge garden - bigger than we wanted! But we've extended into it now - still with a big garden!

I'm in the process of buying my first home, and have gone for a 1970s house in an established neighbourhood in a cul-de-sac.

I did look at one "almost" new build (about 8 years old) and almost put an offer in.
But then I saw the light. The only living space it had downstairs was a smallish kitchen, a downstairs loo and a "no bigger than I have now" lounge. But there were 2 stories of bedrooms above us, including a huge master suite at the top of the house. I realised I don't need massive bedrooms, I want living space.
The garden as well, it was on a slope, so a good portion of it would have been unusable, and it was massively overlooked. The house DID however look lovely from the street. It was build from the very, very pretty local stone we have here. It looked gorgeous in the early evening light I saw it in.

But in the end, I've settled for a house with a bit less street appeal. But it has a lovely big lounge, a separate dining room, an almost brand new kitchen in the exact style I'd have chose for myself, and a downstairs bedroom that's going to be an office. Upstairs are 2 bedrooms, neither are massive, and two bathrooms. There's a small, but private garden, and a 1.5 size garage with a large drive.

I'm completely certain I've got the better option.

I'm looking now at moving again into a new build and having lived in both old (1890's terrace being the oldest) and fairly new and many more in between they both have pros and cons.

I sit a bit in the middle. Hate the large new estates but like the smaller ones (less than 10) by smaller developers.

Build quality can be poor but having put money into old houses which turn into money pits both can bleed you dry. I remember holes in the walls being stuffed with news paper and papered over in one old property 😁

The pros for me for new is the modern living designs as I want kitchen diner, utility room and bathrooms on every level. Also discounting any new builds without air source heating and solar panels (again more frequent with smaller developers).

As a young person I wanted old properties and character but now I am older I don't want that. I want cheaper bills and up to date building regs.

I work with a lot of housebuilders and developers.

They do vary a lot. There are some that are brilliant and I would buy a place from them no problem. Thoughtfully designed, sustainable, insulated, modern building regs, much lower bills, responsive if there are any problems.

However, there are others, often the 'volume' housebuilders cutting corners but also others who are just a bit incompetent or have run into financial issues... Not so good.

Also personally I find new builds are often very small, with bedrooms only just large enough for a bed and small wardrobe and little storage. And I like character too.

I would buy a new build but would research the developer very thoroughly.

I would also check that if you pay a deposit to buy off plan it is insured. Not always the case and if not then you are screwed if the builder goes bust.

Also, buying in a new area means you may get disruption the first few years but then the value of your property will probably go up a lot more over that time period as the surrounding area takes shape.

I have a new build. Spacious, private, good garden, no issues.
Don't write them off for their stereotypes

You’ll over pay unless you buy off plan. It’s like buying a brand new car

Often outsiders coming into an area they have no prior knowledge about, they know nothing of the lay of the land from years ago and it's history. Locally former mining land used to build new developments and they get snapped up these houses. I wouldn't touch one with a bargepole.

These properties are not being incentivised for no reason to encourage people to snap up these properties 🤪

For me it's the unadopted roads leading to communal decisions and costs about resurfacing etc. Far too much interaction and dependence on neighbours as everyone is on top of each other. Detached in theory but 1950s semis feel a lot more detached. Increasingly tiny plots. Instant depreciation, if selling lots of identical competition....

Ha! That made me laugh. I have “snapped up” a new build on former mining land. (I wonder if we live in the same place.)

I guess I am an “outsider coming in” to the area, but as it turns out, DHs granddad used to work the pit head and my great grandfather was the mining engineer. So I do feel we have at least as much right to live here as the 1970s bungalow owners who are moaning that the view has changed.

Let’s face it “the lay of the land and it’s history” just means NIMBYism at it’s finest.

Hmm I know of houses in our village being built on a pile of asbestos and another with drains not connected properly as couldn't identify the right line locally. Too polite to say in public but everyone knows here, maybe mumsnet helps there as anomous. I do find the biggest objectors to the build next door are often the new builds 5 years later

I assume there are structural reasons for not buying homes built above former pits. Am I wrong?

No idea. We’re not above it.

Depends on the build to be honest. New builds near me lacked character, space, had small gardens etc.

My new build has tons of storage which was one deciding factor. It has a huge garden which is now something I regret as I hate mowing! Mine has 2 parking spaces and space out front for more. I have space to extend if necessary (next door already has), decent build quality (checked by family who is a builder!), big rooms, choosing your own things like kitchens, layout of lighting, sockets etc and a decent company who sorted snags quickly and with no problems.

So to me it is completely down to the build and the developers as each one is different and there are some good ppl out there and also some rogues. Finding the right one means a positive experience.

Don’t agree new build are over priced. In Scotland it is an offers over system so you will often pay way over value for a non-new build. A new build you will pay what it is valued at.9

The bad developers are rightly named and shamed in news articles. Given you have had a very positive experience would you be ok to name your developer unless they are too small and local to be outing?

Just remember, all houses were once a new build.

I first bought a Victorian cottage and had continual issues ranging from rising damp, leaking roof, difficulty getting non- standard size replacements for doors etc etc.
I have since lived in a brand new bungalow and now a large new build house. I have had absolutely no problems and have large , not overlooked garden, parking for 4 cars and tons of space and storage. I often get nites through the door asking if I want to sell my house.
I think it all depends on the building company and the price!

Notes!

Did you or your solicitor do a coalmining search?

https://www.groundstability.com/public/web/home.xhtml

You may not be above a shaft, but workings can run a long way from a shaft underground.

I did exactly this myself, although it wasn't that tiny, a 3 storey townhouse. It was the best house I could find in the area in my budget, and I didn't need to do any work on it.

12 years later, I remarried and still here. When DH sold his house and moved in, we paid off the mortgage.

We could have moved, but decided to stay as we like the house. It's quiet with good noise and heat insulation, bills are low, and we get hardly any condensation on the windows.

Garden is quite small and overlooked, but it's south facing, but we've done a lot with it and grow vegetables. The people are also very friendly around here, and it was nice that everyone was new to the area.

I don't agree that all newbuilds are characterless. Ours is in a row of 3 storey townhouses built in a crescent shape around a small green. It means the house is slightly curved, which gives it some character. We also have Juliet balconies at the front and back on the middle floor, which give a lot of light and make the rooms feel much more open.

The worst thing has been the kitchen, which after 12 years could do with replacing and is something we intend to do.

But I have previously lived in older houses and had many more issues with them than I've ever had with this house.

I have read horror stories about new builds and was concerned myself before I bought it and even paid a professional to do a snagging list when I moved in. There were a few things that needed doing, but it was definitely less than in any older house I've ever bought.

Really does depend on the builder. So many generalisations exist around the subject of new builds and they don’t apply to every development. My personal experience is when I’ve had this conversation with people in “real life”, the people who make the generalisations tend to have never bought or lived in one.

My cousin lives in a Victorian house and it’s one problem after the other. She’s looking to move to a new build.

When I was looking for a house, we looked at a couple. Even one which felt really spacious inside had a garden where you really felt boxed in. The main issue was parking, it had a driveway buy it was so tight that I felt like it would stress me out and parking would be an issue every day.

From another perspective, I work in the survey industry, mainly dealing with subsidence and I have seen some absolutely shocking builds from many major developers.

They are not all the same, do some research and see how you feel.

@JustPleachy I agree, those kinds of posts make me laugh. I've lived in 2 areas where houses were built on previously industrial areas (though didn't buy one myself, not for reasons, was renting at the time) in both the locals gleefully laughed at how the houses would collapse in on themselves, suddenly all now qualified structural surveyors knowing better than every other authority that has to sign off on the build, and yet here we are, decades later, the houses still standing, not flooding.