If I’m building in a new Goodyear community, what are the red flags in the builder’s contract that could cost me money or flexibility later?

If you're building in a new Goodyear community, the biggest contract red flags usually involve change orders, timelines, incentives, and inspection limitations. These clauses can quietly shift risk to you, limit your leverage, or lock you into costs that weren't obvious at first glance. The goal isn't to avoid new construction—it's to understand where flexibility disappears once you sign.

Introduction: Why this decision feels heavier than expected

This is usually where buyers start to feel uneasy. You've chosen a floor plan, picked a community, and everything feels exciting—until the contract lands in front of you. Suddenly the language feels one-sided, the timelines feel vague, and you're worried about missing something expensive.

When clients reach this point, I slow the process down. Builder contracts are designed to protect the builder's schedule and margins. Your job isn't to negotiate every line—it's to identify which clauses actually affect your money, your timing, and your exit options if something goes sideways. Understanding how new construction differs from resale homes can help you approach builder contracts with realistic expectations about what protections you'll have compared to traditional transactions.

The timeline clauses that quietly remove your leverage

This is one of the first areas I review carefully. Builder contracts often include estimated completion dates rather than guaranteed ones. That distinction matters.

You'll usually see language allowing the builder to extend timelines for weather, labor shortages, supply delays, or "events beyond their control." In practice, that can mean months of delay with very limited recourse for you.

This becomes stressful if:

• You're selling a current home and timing matters
• Your rate lock expires
• You're relocating for work or school

What I watch for here is whether the contract gives you any flexibility if delays stack up—or if all the flexibility runs one direction. If you're coordinating a sale and purchase simultaneously, understanding these timeline clauses becomes even more critical to avoid ending up between homes.

Change orders and upgrade pricing traps

This is where costs quietly grow.

Many buyers focus on the base price and incentives, then underestimate how rigid change-order policies can be. Builder contracts often state that:

• Prices for upgrades can change at any time
• Change orders are final once submitted
• Some upgrades are non-refundable even if the deal falls apart

This matters because once construction starts, your leverage drops significantly. If pricing increases or an upgrade isn't delivered as expected, your ability to push back may be limited by the contract language.

This is usually where I help clients narrow their focus to which upgrades matter now versus which ones are safer to do later after closing.

ncentives that disappear if anything changes

Builder incentives—closing cost credits, design center allowances, or rate buydowns—often come with strict conditions.

Common red flags include:

• Incentives tied to specific lenders or title companies
• Incentives revoked if timelines shift
• Incentives lost if you negotiate repairs or credits later

This is where stress tends to show up if expectations aren't clear. Buyers assume incentives are "already earned," when in reality they're conditional until the very end.

What I do at this stage is map out exactly which decisions could jeopardize incentives, so clients aren't surprised halfway through construction.

Inspection and walkthrough limitations

New construction buyers are often surprised to learn that inspections aren't always handled the same way as resale homes.

Some builder contracts:

• Limit inspections to certain phases
• Restrict inspector access
• Frame inspections as informational only
• Cap what the builder is obligated to fix

This doesn't mean inspections are pointless—but it does mean expectations must be realistic. According to the National Association of REALTORS®, many new construction buyers benefit from phase inspections at multiple stages—foundation, pre-drywall, and final walkthrough—to catch issues before they're hidden behind walls. The red flag isn't the limitation itself; it's assuming the builder is required to address every item the same way a resale seller would.

This is usually where I slow buyers down and help them prioritize safety and function issues over cosmetic ones so negotiations stay productive. For a detailed breakdown of what to expect during new-build walkthroughs and inspections, especially if you're relocating to the area, understanding the specific phases and your rights can prevent costly surprises.

Financing and appraisal protection gaps

Another area buyers overlook is what happens if financing conditions change.

Some contracts limit your ability to cancel if:

• Appraisal comes in low
• Interest rates rise significantly
• Loan programs change

This matters more in longer build timelines, where market conditions can shift between signing and closing. Understanding construction loan structures can help you evaluate your financial protections throughout the building process. I always look at whether the contract gives you a clean exit—or if you're financially exposed if lending conditions change.

What matters most before you sign

The goal isn't to fear the contract—it's to understand where flexibility ends.

At this stage, I help clients focus on:

• Timeline risk
• Cost escalation points
• Incentive dependencies
• Inspection authority
• Exit protections

Once those pieces are clear, the rest of the contract becomes much less intimidating. The Arizona Department of Real Estate provides additional resources for consumers navigating real estate transactions, including specific guidance on new construction considerations and your rights as a buyer in Arizona.

FAQ: Goodyear new construction contracts

Are builder contracts negotiable?

Sometimes—but not always. Most large builders won't change core language, which makes understanding it even more important.

Should I still get an inspection on a new build?

Yes. Even if the scope is limited, inspections help catch safety and system issues early.

Can I walk away if delays become excessive?

It depends on the contract. Some allow cancellation after long delays; others do not.

Do incentives usually outweigh contract risks?

They can—but only if you understand what conditions could cause you to lose them.

Closing Thoughts: Keeping control in a one-sided contract

Builder contracts are designed for efficiency, not flexibility. That doesn't mean they're bad—it means your decisions need to be structured, not rushed.

When you understand where the real risks live, you can move forward confidently instead of hoping everything works out. Arizona's Purchaser Dwelling Act provides some protections for buyers who discover construction defects, but understanding your contract limitations upfront is always the better strategy.

About Kasandra Chavez

Kasandra Chavez helps West Valley buyers and sellers move forward with clarity, strategy, and confidence throughout the Greater Phoenix area. She specializes in managing timing, risk, and expectations in complex transactions like new construction.