Thinking about a new-build home in Peoria but unsure how long it will take or what happens at each walkthrough? You’re not alone. New construction includes many moving parts, and small timing shifts can impact your plans. In this guide, you’ll learn realistic timelines for Peoria builds, what to expect at pre-drywall and final walkthroughs, how inspections and certificates of occupancy work, smart contract protections, financing options, and a practical checklist to keep you on track. Let’s dive in.
New-build timeline in Peoria
New construction in Peoria ranges from production homes to semi-custom and fully custom builds. Each path has a different timeline and level of customization.
- Spec or inventory homes: About 8 to 20 weeks from start of construction to move-in, and often the fastest if a finished or near-finished home is available.
- Semi-custom on a released lot: About 4 to 9 months, depending on options and builder backlog.
- Fully custom homes: About 9 to 18 months or longer, depending on permits and subcontractor schedules.
Phase-by-phase timing
Use these ranges as general guidance. Specific timing varies by builder, subdivision, and city processing.
- Lot release, deposit, and contract: 1 to 4 weeks
- Permits and site prep: 2 to 8 weeks
- Foundation: 1 to 3 weeks
- Framing: 2 to 6 weeks
- Rough mechanical, electrical, plumbing: 1 to 4 weeks
- Insulation and drywall: 2 to 4 weeks
- Interior finishes: 3 to 8 weeks
- Final systems hookup, landscaping, and clean: 1 to 3 weeks
- Final inspections, certificate of occupancy, and closing: 1 to 3 weeks
What can delay your schedule
Peoria projects can slow down during monsoon season, holidays, supply chain disruptions, or labor shortages. Builders usually include buffers in their schedules, but you should still plan contingency time before locking in movers or a lease end date.
Walkthroughs and inspections
Walkthroughs are your chance to verify quality and document issues before closing. In Peoria city limits, municipal inspections occur at key stages, and you can also hire independent inspectors to protect your interests.
Municipal inspections and certificate of occupancy
The City of Peoria performs inspections at critical stages, including foundation, framing, rough mechanicals, insulation and energy compliance, and final inspection. A certificate of occupancy is generally required before you can legally move in. If your property is outside city limits, Maricopa County processes permitting and inspections. Ask your builder for copies of inspection sign-offs and confirm when the certificate of occupancy is expected.
Independent inspections you control
Independent inspectors focus on quality and buyer expectations. They help you spot issues that municipal inspections may not flag. Consider:
- Pre-pour or foundation inspection, when accessible
- Pre-drywall inspection after framing and rough mechanicals, before insulation
- Final home inspection prior to closing
- Optional HVAC load calculation review or energy testing if you want performance verification
Coordinate access with your builder and confirm your contract allows third-party inspections.
Pre-drywall walkthrough checklist
Use your pre-drywall walkthrough to verify what will be hidden later. Bring your plan set and options list.
- Framing layout and window placements match plans
- Rough mechanicals are routed cleanly with no obvious damage
- Electrical boxes and low-voltage locations align with your selections
- Plumbing lines, venting, and drain locations are correct
- Exterior penetrations sealed, and insulation prep areas identified
- Photographs of walls and ceilings for future reference
Final walkthrough and punch list
Your final walkthrough should confirm function, safety, and finish quality.
- Test appliances, plumbing fixtures, and electrical outlets
- Check doors and windows for smooth operation and seals
- Review paint, trim, tile, and flooring for uniform finish
- Verify grading, drainage, and irrigation startup
- Confirm all agreed options and upgrades are installed
Request a written punch list with target completion dates. Urgent safety items should be escalated immediately.
Contracts and buyer protections
Builder contracts vary and are often drafted to favor the builder. Review terms carefully and consider guidance from a real estate professional and, when needed, a real estate attorney.
Critical clauses to review
- Completion date and remedies for delays
- Change-order process, written approvals, and builder markup on changes
- Financing contingency or approval timeframe if you need a loan
- Inspection and acceptance rights for third-party inspections
- Deposit handling in escrow and refund conditions
- Warranty coverage, limits, and claim steps
- Responsibility for permit, impact, and HOA fees
Request a target completion date and written schedule, and ask for buffers to account for inspection and certificate of occupancy timing.
Deposits and escrow
Understand when deposits become nonrefundable and the conditions for a refund if the builder fails to deliver. Clarify escrow handling for deposits and any lot premiums or upgrade allowances in writing.
Financing choices for new construction
Your financing path depends on the type of build and project stage.
Common options
- Standard mortgage for a completed spec or inventory home
- Construction-to-permanent loan that converts to a mortgage at completion
- Construction-only loan followed by a separate mortgage at completion
- FHA or VA one-time-close programs when available and builder compliant
Many builders offer incentives if you use a preferred lender, such as closing cost credits or interest rate buydowns. Compare the total cost of funds, not just the headline rate.
Draws and appraisal
Lenders release funds in stages as work is completed. Appraisals may rely on comparable sales for finished homes, and the appraised value can affect your down payment. Work with a lender experienced in Arizona construction loans.
Negotiation levers with builders
You can often negotiate beyond the base price.
- Lot premium adjustments when demand softens
- Option and upgrade credits or allowances
- Closing cost assistance or rate buydowns with a preferred lender
- Written selection deadlines and build schedule clarity
Price reductions can be less common than concessions. You may have more leverage near model transitions, end of a sales quarter, or when a builder has higher inventory.
Warranties and post-closing repairs
Most builders follow a version of the 1-2-10 model, though terms vary. Confirm details in writing.
- About 1 year for workmanship and materials
- About 2 years for systems like HVAC, plumbing, and electrical
- About 10 years for major structural components
Use the builder’s warranty portal or submit requests in writing with photos. Keep records of inspections and punch lists. If issues are not addressed, escalate within the builder, then consider guidance from the Arizona Registrar of Contractors. The Arizona Department of Real Estate is an additional consumer resource.
Buy vs. build in Peoria
Buying a resale home can offer faster move-in and simpler financing, but may require maintenance or upgrades. Building new can deliver current energy codes, new systems under warranty, and design choices that fit your lifestyle. Semi-custom and custom routes offer broader customization with longer timelines. Your budget, timing, and tolerance for process will guide the best fit.
Buyer documents checklist
Request and organize these items to stay in control:
- Signed purchase agreement and all addenda
- Preliminary title report and legal description
- Lot map with easements, setbacks, and utilities
- Grading and drainage plan and the final site plan
- HOA documents and fee schedule if applicable
- Builder license number and warranty documents
- Plan set and specifications with a priced options list
- Selection deadlines and allowance amounts
- Proposed construction schedule with milestones
- Permit records and certificate of occupancy requirement
- Municipal inspection sign-offs and independent inspection reports
- Final survey or as-built, when available
Plan your move-in with buffers
Coordinate your closing and move-in with realistic buffers. Confirm when final municipal inspections will occur and when the certificate of occupancy is expected. Schedule your final third-party inspection early enough to give the builder time to address punch list items. Avoid hard move-out dates until your closing is scheduled and you have clarity on completion.
Ready to tour new construction in Peoria?
If you want a finance-first plan, a clear schedule, and support through every walkthrough and punch list, you’re in the right place. Connect with Regina Alvarez to map your timeline, compare builders, and move forward with confidence.
FAQs
How long does new construction take in Peoria?
- Spec homes often run 8 to 20 weeks, semi-custom builds 4 to 9 months, and custom homes 9 to 18 months or more depending on permits and builder backlog.
What inspections happen before I move in?
- The city or county inspects foundation, framing, rough mechanicals, insulation, and final work, and you should also schedule independent pre-drywall and final inspections.
What is a certificate of occupancy in Peoria?
- It is the city’s approval that the home meets code and is safe to occupy, and it is generally required before you can legally move in.
Can I negotiate with the builder on a new build?
- Yes, you can often negotiate lot premiums, upgrade credits, closing cost assistance, and schedule clarity, with concessions sometimes better than price cuts.
What warranty coverage do new-build homes include?
- Many builders follow a 1-2-10 style warranty for workmanship, systems, and structural components, but you should verify exact terms in writing with your builder.
