What a New Duplex Listing Sheet Does Not Tell You

Every feature list reads well

You get the feature list. Quartz counters, engineered hardwood, heat pump, a premium appliance package. It reads well. Every new duplex you look at has a list that reads well.

Finishes are the cheapest part of a build to make impressive and the easiest to replace later. The things that decide whether you like the house in ten years are mostly things a listing sheet never mentions.

What to check while you stand in it

Doors and windows. Open and close every one. A door that sticks or a window that binds in a brand new build tells you something about the framing and how carefully it was done.

Floors upstairs. Walk the second floor with intent, especially near the stairs. Bounce or deflection in a new build is not normal.

Trim and transitions. Look where materials meet. Floor to baseboard, counter to backsplash, tile to tile. Sloppy work where you can see it usually means the same care went into the work you cannot.

The mechanical room. Find the heat pump or furnace and the hot water tank. Are they accessible, or wedged somewhere that will make every service call expensive? Someone has to reach them eventually.

Sound. Stand still in a quiet room. Listen for ventilation noise, plumbing noise and the street. You will hear all of it every day.

The gap between selling and living

Listing sheets are written to sell, and finishes are what sell. The build itself is what you live with. It is visible, if you know where to look.

A professional inspection is still worth doing on new construction. These checks help you decide which homes deserve one.

Bring the list

Bring this list to your next showing, or bring me. I have walked a lot of new duplexes.