Thinking about building your next home in Union? You are not alone. New construction is popular here, but the details around lots, permits, builders, and financing can get overwhelming fast. With the right guidance, you can avoid costly mistakes, protect your timeline, and get the home you want without surprises. In this guide, you will learn exactly how local new-construction expertise helps you make smart decisions from contract to keys. Let’s dive in.
Why build in Union, KY
Union sits in Boone County within the greater Cincinnati area, which attracts suburban commuters and relocating families. You will find a mix of greenfield subdivisions and infill opportunities, with builders ranging from national production companies to regional and custom firms. Demand here is shaped by access to metro amenities and transportation, and that mix influences pricing, timelines, and lot availability.
What local experts do for you
New construction involves many moving parts. A local, experienced agent helps you:
- Match your goals to the right builder type and community.
- Verify zoning, permitting, and HOA requirements before you commit.
- Negotiate allowances, upgrades, and lot premiums with clarity.
- Structure financing and rate-lock timing with your lender.
- Coordinate independent inspections and protect your punch list.
- Keep your schedule and budget on track from groundbreaking to closing.
Permits and approvals to confirm
Before you sign, confirm who issues and inspects permits for your specific parcel. Depending on location, approvals may come from the city or the county.
- Check the City of Union Planning and Zoning resources for local requirements and contacts at the City of Union website.
- Review county-level building and property information with Boone County government and PVA.
- For state code oversight and licensing, consult the Kentucky Department for Housing, Buildings and Construction.
Some subdivisions also require HOA architectural review, site grading and erosion control plans, and proof of stormwater compliance. Get copies in writing before you finalize your contract.
Lot and utilities due diligence
Your lot choice affects cost, design, and buildability. Confirm the following early:
- Sewer and water: Determine if your lot is on public systems or will need a septic system and private well. In Northern Kentucky, regional sewer for many areas is managed by Sanitation District No. 1. Verify service coverage and any tap fees.
- Septic feasibility: If the property requires septic, expect soil tests and health department approvals that can affect timeline and design.
- Floodplain status: Check the FEMA maps for flood risk and potential insurance needs at the FEMA Flood Map Service Center.
- Utility providers: Identify electric, gas, and broadband availability by address. Availability can vary by parcel.
Document these items in your file and confirm any related costs or timelines with your builder.
Builder types and how to compare
Different builders fit different goals and budgets.
- Production or national builders: Faster timelines and preset floor plans with curated option packages.
- Regional builders: More flexibility and local subcontractor networks, often with semi-custom choices.
- Custom builders: Maximum personalization with longer timelines and higher design involvement.
Your contract and negotiations should align with the builder type. Typical negotiating levers include lot premiums, grading credits, included finish levels or increased allowances, closing timeline, and deposit terms. For complex or fully custom projects, consider having a real estate attorney review your agreement.
Timeline and key inspections
Most new builds follow clear phases:
- Site prep and foundation
- Rough-ins for plumbing, electrical, and mechanical systems
- Framing and exterior finishes
- Interior finishes like drywall, cabinets, and flooring
- Final systems hookups and the certificate of occupancy
Typical timeframes vary by build type: production homes often take about 4 to 9 months, semi-custom can run 6 to 12 months, and fully custom may take 9 to 18 months or more. Weather, supply chains, subcontractor availability, and permit turnaround can all affect the timeline.
Plan for independent phase inspections at the foundation, framing, and final stages. These are separate from municipal inspections and help catch issues early. Your lender may also require inspections tied to construction draws.
Price, upgrades, and soft costs
New construction pricing includes several layers. Get everything in writing.
- Base price vs. lot premium: The base home price usually excludes lot premiums for preferred locations or views. Lot grading can also add cost.
- Allowances and selections: Fixtures and finishes are often capped by allowances. Upgrades beyond those caps trigger change orders and added expense. Know deadlines for locking selections.
- Soft costs: Budget for permit and inspection fees, utility tap fees, HOA dues, landscaping, and potential impact fees.
A detailed line-item allowance sheet and a written change-order process help you control costs and expectations.
Financing options for new builds
Financing a build is different from buying a resale home. Common options include:
- Construction-to-permanent loans: One closing that converts to a standard mortgage after completion.
- Standalone construction loan then a separate mortgage: Interest-only payments during construction and a second closing at the end.
- Conventional, FHA, and VA options: Some lenders offer construction programs, often with stricter underwriting. Availability varies.
You should understand down payment requirements, draw schedules, temporary interest rate exposure, and appraisal documentation. For a consumer-friendly overview, review the Consumer Financial Protection Bureau’s guidance on construction loans.
Warranties and post-closing care
Most new homes include layered warranties. Common structures include a one-year workmanship warranty for many items, a two-year systems warranty for major mechanicals, and a structural warranty that can extend up to ten years. Some builders use third-party programs such as 2-10 Home Buyers Warranty.
Clarify the punch list process, how to submit service requests, and response timelines. Confirm whether warranties are transferable and how claims are handled.
Appraisal, resale, and HOA considerations
Appraisers often rely on nearby resales adjusted for age and features when there are few new builds to compare. Providing plans, specifications, and recent comps can help your lender’s appraiser. To support long-term value, consider energy efficiency, modern layouts, and transferrable warranties. Avoid overpersonalization that significantly exceeds neighborhood norms.
Understand HOA covenants and design rules before committing to colors, landscaping, or exterior features. Ask for governing documents and dues schedules early.
How we guide your Union build
With new-construction experience and local knowledge across Union and Boone County, we tailor your process from the first consult to your warranty walkthrough:
- Strategy session: Clarify your goals, timeline, and budget, then match you to the right community and builder type.
- Lot and feasibility: Verify zoning, permits, utilities, floodplain status, and HOA rules using local sources such as the City of Union and Boone County, plus the FEMA map center and utility providers, including SD1 where applicable.
- Builder and contract review: Compare allowances, selections, and included features. Coordinate attorney review for custom builds if you choose.
- Financing coordination: Align builder milestones with your lender’s draw schedule and discuss rate-lock options using insights from the CFPB.
- Selections and change-order management: Keep your choices within budget and on deadline.
- Inspection oversight: Schedule independent phase inspections and ensure punch list items are documented.
- Close and warranty: Confirm permits, inspections, and certificate of occupancy, then set up your warranty process, including third-party coverage if provided.
New-build buyer checklist
Use this quick list as you evaluate builders and lots:
- Plans and specs: Complete plan set, elevations, and detailed specification sheet.
- Allowances: Line-item allowances for cabinets, counters, flooring, lighting, and appliances.
- Site plan: Lot lines, easements, setbacks, and grading notes.
- Timeline: Written construction schedule with milestone dates.
- Contracts: Clear purchase agreement, change-order process, deposit and refund terms.
- Permits and inspections: Proof of permits, municipal sign-offs, and certificate of occupancy at closing.
- Utilities: Written confirmation of water, sewer or septic approval, electric, gas, and broadband availability.
- HOA documents: Covenants and restrictions, architectural guidelines, and dues schedule.
- Warranties: Workmanship, systems, and structural coverage details, including transferability and service request steps.
- Risk checks: Floodplain status, soil or geotechnical reports where needed, and builder reputation.
When you are ready to talk through communities, builders, and financing, we are here to help you build confidently in Union.
Looking for a trusted local partner for your new build? Reach out to the Lorms Home Team for a friendly, no-pressure consult.
FAQs
How long does a new Union home take from contract to move-in?
- Production homes commonly run about 4 to 9 months, semi-custom about 6 to 12 months, and fully custom about 9 to 18 months or more, depending on weather, supply chains, and permits.
What is included in a builder’s base price versus upgrades?
- The base price typically excludes lot premiums and includes standard finishes up to allowance limits; anything beyond allowances becomes a change order with added cost.
How do construction loans work for new builds?
- You can choose a single-close construction-to-permanent loan or a standalone construction loan followed by a separate mortgage; expect draw schedules, inspections, and stricter underwriting per the CFPB.
Which inspections should I schedule beyond city or county inspections?
- Independent phase inspections at foundation, framing, and final are recommended to catch issues early and protect your punch list.
What does a new-home warranty usually cover and for how long?
- Many builders provide about one year for workmanship items, around two years for major systems, and a structural warranty that can extend up to ten years, sometimes through programs like 2-10 Home Buyers Warranty.
Could the appraisal affect my financing on a new build?
- Yes. Appraisers often compare to nearby resales adjusted for age and features, so your lender may require plans, specs, and comps; if the appraisal comes in low, you may need to revisit financing or selections.
How do I check if my lot needs flood insurance in Union?
- Look up the property on the FEMA Flood Map Service Center and confirm with your lender and insurer; floodplain status can affect design, costs, and coverage.
