Thinking about building a home in Delaware, Ohio, but not sure where to start with choosing a builder? You’re not alone. The right questions up front can save you weeks of delays and thousands of dollars. In this guide, you’ll get a practical, local-first checklist tailored to Delaware City and Delaware County so you can interview builders confidently and protect your budget. Let’s dive in.
Know your lot and permits in Delaware, OH
Before you vet builders, confirm the basics about your lot and which offices govern your project.
- Jurisdiction and permits: Lots inside the city are handled by the City of Delaware’s building department. Unincorporated areas rely on Delaware County processes, and some townships add their own rules. Ask your builder which office will review plans and inspections.
- Codes and standards: Your home must meet Ohio’s residential building code and any local amendments. Confirm which code version your builder follows and how they handle energy and safety requirements that may reference the IRC.
- Utilities and site services: Some parcels have public sewer and water. Rural lots often need septic systems and wells, which involve county health approvals and water quality testing. Ask what applies to your site and how it impacts cost and timing.
- Environmental and land constraints: Floodplains, wetlands, steep slopes, bedrock, soils and conservation easements can change both design and budget. Your builder should review county GIS maps, FEMA flood data and any recorded easements.
- HOA and subdivision rules: Deed restrictions and architectural reviews can affect exterior materials, siting and landscaping. Get the covenants early and factor them into design choices and pricing.
First questions to ask a Delaware builder
Use these categories to structure your first meeting. For each, ask direct questions and request documents on the spot.
Builder identity, credentials, track record
- How long have you been building in Delaware City or Delaware County?
- Do you build custom, semi-custom or production/spec homes?
- Can you share recent local projects with addresses, photos and client references?
- Are you a member of the Ohio Home Builders Association or NAHB?
Why it matters: Local experience often means smoother permitting, better soil awareness and reliable subcontractors. Memberships can signal ongoing education and standards.
What to request: A portfolio, at least three references including one recent build, sample plans and confirmation of any association memberships.
Licensing, insurance and complaint history
- What licenses or registrations do you hold? May I have the ID numbers?
- Can you provide a current Certificate of Insurance for general liability and workers’ comp?
- Any disciplinary actions, lawsuits or contractor claims in the past five years? How were they resolved?
Why it matters: Proper insurance and registration reduce your risk. Complaint history can reveal quality or financial issues.
What to request: Copies of insurance certificates, license or registration IDs, and a written summary of any disputes and outcomes. Verify with the issuing agencies.
Contracts, pricing and financial terms
- Is your contract fixed-price, cost-plus or allowance-based?
- What does the base price include: lot, site work, utilities, driveway, landscaping, permits?
- How do you price and approve change orders? What contingency or overage percentage is typical?
- What payment schedule do you use? Are progress draws tied to inspections or milestones? Do you use escrow?
- Do you offer in-house financing or preferred lender incentives? Any affiliated fees?
Why it matters: Contract structure sets your exposure to overruns and delays. Clarity on inclusions and the draw schedule prevents surprise costs.
What to request: A sample contract with scope and exclusions, an allowance schedule, change order form, sample invoice and the draw schedule. Consider having a real estate attorney review the contract.
Process, timeline and communication
- From contract to move-in, what timeline do you typically see for this home type and lot?
- Who is my point of contact? How often will I receive updates and site walk-throughs?
- What is your policy for delays due to weather, supply chain or permitting?
Why it matters: Defined expectations and a clear communication plan reduce friction.
What to request: A sample project schedule with milestones, the name and contact information for your project manager and the escalation process for issues.
Subcontractors, suppliers and quality control
- Do you use in-house trades or subcontractors? Can I see your regular sub and supplier list?
- Do you perform third-party inspections or rely on a site superintendent for quality checks?
- What quality standards and warranties cover structure, systems and finishes?
Why it matters: Trade quality and oversight determine durability and resale value.
What to request: Primary subcontractor and supplier lists with references, inspection checkpoints for framing and mechanical rough-ins and a written warranty summary.
Warranties, post-closing service and disputes
- What warranties do you provide, and how long do they last? Do you use a third-party structural warranty provider?
- What is your warranty claim process and typical response time after closing?
- How do you resolve disputes: mediation, arbitration or litigation?
Why it matters: Strong after-sale service protects your investment and peace of mind.
What to request: Written warranty documents, the warranty claim contact and process, and sample timelines for repairs.
Design choices, allowances and upgrades
- Which items are allowances, and how are overages handled?
- Do you have a design center for selections? Are upgrade prices set up front or quoted later?
- How do you handle substitutions if a material becomes unavailable?
Why it matters: Ambiguous allowances and late pricing cause budget creep.
What to request: A detailed allowance schedule, a sample upgrade price list and the design center policy.
Site-specific and municipal issues
- Is the lot on public water and sewer, or will it require a well and septic system?
- Are there drainage, floodplain, wetlands or conservation restrictions on this site?
- What stormwater or erosion controls are required here?
- Are there HOA architectural guidelines or county deed restrictions in play?
Why it matters: Site conditions can add significant cost and time.
What to request: Septic feasibility reports or perc test results, soil borings, FEMA flood status, and HOA or subdivision covenants.
Energy, health and environmental standards
- Do you build to ENERGY STAR, provide HERS ratings or offer net-zero-ready features?
- What standards do you use for insulation, windows, HVAC and ventilation?
- Do you test for radon or offer radon mitigation options?
Why it matters: Energy performance and indoor air quality affect comfort and long-term costs. Radon is a common Ohio concern.
What to request: Energy specifications, any third-party test results and the builder’s radon policy.
Documents to request on day one
Ask for these items during or immediately after your first meeting.
- Sample signed contract and purchase agreement
- Certificates of insurance and license or registration numbers
- Warranty summary and any third-party structural warranty certificates
- Recent local portfolio with addresses and three client references
- Written estimate with base price, allowances, exclusions and upgrade price list
- Sample project schedule and payment draw schedule
- Subcontractor and supplier lists
- Change order form and a sample completed change order
Verify and protect yourself
Complete these checks before you commit.
- Verify insurance and registration with the issuing agencies.
- Review Better Business Bureau ratings and complaint history.
- Check the Ohio Attorney General consumer complaint database and relevant court records.
- Search the county Recorder or Auditor for liens on the builder’s properties and for any mechanics’ liens on your lot.
- Call references, and when possible, walk recent completed homes in person.
- Confirm lot records: septic permits or perc tests, plat covenants, FEMA flood maps and easements.
Red flags that signal risk
- No written contract or refusal to document scope, price and timeline
- Vague or missing insurance and license proof
- No client references or no local completed projects to show
- Large upfront payments to personal or non-escrowed accounts
- Active or unresolved litigation and judgments
- Frequent business name changes without clear reasons
- Refusal to allow independent inspections or to provide lien waivers at close
Costs, allowances and change orders
Allowances cover items you will choose later, like cabinets or lighting. You pay the difference if selections exceed the allowance. To avoid surprises, ask for a detailed allowance schedule and a sample upgrade price list. Clarify how change orders are priced and approved in writing, and whether the builder adds a percentage fee to overages.
Timeline and communication expectations
Permit timing depends on your jurisdiction and the completeness of plans. Small changes can require re-submittals and add weeks. Ask for a realistic schedule with milestones from contract to close. Confirm when you will walk the site, how often you will get updates and how delays are handled.
Financing and payment schedules
Builders may offer preferred lenders or incentives, but you should compare terms with your own construction or end-loan options. Understand the draw schedule and when funds are released. Payments should be tied to inspections or defined milestones. If a builder requests unusually large upfront payments, press for escrow and clear protections.
Inspections and warranties that matter
Municipal inspections are required, but you should also plan for independent inspections, especially pre-drywall and before closing. This adds a layer of quality control. Ask about structural, systems and workmanship warranty lengths, and whether a third-party structural warranty is provided. Clarify the process and typical response times for post-closing service.
Your next steps in Delaware, OH
- Confirm your lot’s jurisdiction, utilities and any HOA rules.
- Shortlist builders with verifiable local experience and strong references.
- Gather the documents listed above and verify them through public offices.
- Compare contract structures, allowance details and change order policies side by side.
- Line up financing options and understand the draw schedule early.
If you would like help narrowing your builder list, reviewing contract terms or coordinating inspections and financing referrals, we are here to guide you. Connect with The Oracle Group for local insight and a clear, low-stress plan from lot selection to closing.
FAQs
What is the difference between a spec, semi-custom and custom builder?
- Spec builders deliver preset plans with limited choices, semi-custom offers plan tweaks and curated options, and custom builders design to your specifications with broader flexibility.
How do allowances work in a new construction contract?
- The builder sets dollar amounts for categories like flooring or cabinets, and you pay or receive a credit based on the difference between the allowance and your final selections.
What timeline should I expect for a Delaware-area build?
- Timelines vary by lot conditions, jurisdiction and plan complexity, so ask for a milestone schedule and discuss how permitting or plan revisions could add weeks.
Who pays for site prep and utility hookups in Delaware County?
- It depends on your contract; confirm whether base pricing includes excavation, grading, driveway, public utility taps or well and septic design, permits and installation.
What warranties should I expect on a new home?
- Ask for written coverage on structure, systems and finishes, and whether a third-party structural warranty is included, plus the process and response times for claims.
Can I make changes during construction and how are they priced?
- Yes, if your contract allows it; changes are documented on a change order, priced with material and labor differences and any builder fee, and approved in writing.
How do I protect myself from mechanics’ liens?
- Use an escrowed draw process and require lien waivers from subcontractors and suppliers at each draw and at closing, and verify county records before final payment.
Should I use the builder’s preferred lender?
- Compare rates, fees and terms against your own options; a preferred lender may offer incentives, but the best choice is the one with the strongest overall terms and protections.
Which inspections are essential during construction?
- Plan for municipal inspections plus independent pre-drywall and final inspections to verify framing, mechanicals, safety items and finish quality.
What local site issues most often add cost in Delaware County?
- Septic systems and wells on rural lots, stormwater controls, grading on sloped sites, floodplain or wetland work and HOA-driven exterior material requirements can add cost.
