When you’re buying new construction in Coconut Grove, Coral Gables, South Miami, Pinecrest, Brickell, or Miami Beach, you’re not just buying what you see.

You’re buying a timeline and a promise:
“When it’s done, it’ll look like this and perform like this.”

My job is to make sure those promises don’t disappear the second you close.

Step 1: Know what your warranty actually covers

Builders love the phrase “Don’t worry, it’s under warranty.”
That sounds great… until you need it and realize you never understood it.

Most builder warranties break down into tiers like:

• 1-year workmanship & materials
  Things like finishes, trim, minor defects, basic functionality.

• 2-year systems (varies by builder)
  Electrical, plumbing, HVAC — the things that make the home actually livable.

• 10-year structural (often through a third party)
  Major foundation or structural defects.

What I do with buyers is simple: we get this in writing, in plain language, and I make sure you know:

• What’s covered

• What’s not

• How to submit claims and on what timeline

You’re not hoping the builder is “nice.” You’re relying on a documented process.

Step 2: Treat the timeline like a business term, not a casual promise

In Miami, timelines slip — weather, permitting, supply chain, inspections.

That’s normal.
What’s not normal is you taking all the risk.

In the contract, I’m looking for:

• How the builder defines “substantial completion”

• What rights you have if they miss the date by a mile

• Whether you have options like:

  • Extensions with clear parameters

  • Cancellation rights if delays go beyond a certain point

  • Protection for your rate lock or changing costs

You shouldn’t be stuck between a late builder and an expiring loan with no leverage.

Step 3: Use inspections and walkthroughs to your advantage

Builder warranties + vague timelines without accountability = frustration.

So we layer in:

• Pre-closing inspection by your own inspector

• A detailed punch list in writing

• A clear expectation of what will be done before closing vs after

Then we tie that list back to the warranty and timeline, so you’re not chasing random promises by email — you’re enforcing documented obligations.

When you buy new construction with me, I’m not just asking,
“Do you like the finishes?”

I’m asking:
“Are the warranties, timelines, and protections strong enough that you’ll still feel good about this decision a year from now?”