Questions to ask a custom home builder
Two bids for the same house can differ by six figures and still both be honest, because they include different things. Asking every builder the same questions is the fastest way to see what you're really comparing.
Updated October 2026 · How we calculate costs
About the price
Is this fixed-price or cost-plus, and what is your fee?
A fixed price puts the risk of overruns on the builder; cost-plus passes actual costs through with a fee on top. Neither is better by default, but you need to know which you're signing. See fixed-price vs. cost-plus.
What allowances are in the bid, and how did you set them?
Ask for every allowance in writing: cabinets, counters, tile, flooring, lighting, plumbing fixtures, appliances. Ask whether they reflect the finish level you described or a basic default.
What's excluded?
Common exclusions are utilities to the house, impact fees, landscaping, driveways, window coverings and appliances. An exclusion isn't a problem; an exclusion you didn't notice is.
How do you price change orders?
Listen for a clear process: a written change order with a price and schedule impact, signed before the work. Ask what markup applies to changes.
What contingency do you carry, and who keeps what's left?
About the schedule
When could you start, and how long will it take?
How many homes are you building right now?
A builder with too many projects can be slow to respond and slow to finish. Ask who your day-to-day contact will be.
When do you need our selections?
Late selections are a common cause of delay. A builder who hands you a selection schedule early is usually a builder who finishes on time.
About the work
Who supervises the job, and how often are they on site?
Which trades are your own crew, and which are subcontractors?
Can we see a home you're building now, and one you finished a year or more ago?
A home under construction shows how clean and organized the site is. One that's been lived in for a year shows how the work holds up.
Can we talk to two recent clients?
About protection
Are you licensed and insured, and can we see the certificates?
What warranty do you give, and who handles warranty calls?
How are payments tied to progress?
Payments should follow completed, inspected work. Be cautious with large deposits before work starts.
Bring numbers to the meeting
An independent estimate gives you a reference point. If a bid is far below it, ask what's missing. If it's far above, ask what's driving it.