Memorial New Construction: Decoding Specs and Allowances

Building new in Memorial should feel exciting, not overwhelming. Yet when you start seeing spec sheets, allowance schedules, and change orders, the details can blur together. You want a beautiful home, a clear budget, and no surprise delays. In this guide, you’ll learn how to decode builder specs and allowances, manage selections and timelines, and protect your investment from contract to warranty. Let’s dive in.

Memorial new builds: what to confirm first

Before you compare finishes, confirm the lot’s rules and risks. Memorial sits within different jurisdictions, so some properties fall inside the City of Houston while others are in unincorporated Harris County or a municipal utility district. Permits, drainage requirements, and impact fees can vary. Ask the builder which permitting authority applies to your lot and how it affects timing and cost.

Flood risk and drainage matter in Memorial. Review the property’s flood zone and finished floor elevation plans. You can verify the flood zone through the FEMA Flood Map Service Center. If you are analyzing comps or neighborhood trends, the Houston Association of Realtors offers market data, and you can review property tax details through the Harris County Appraisal District.

Bottom line: confirm site work assumptions before you sign. Tree preservation, setbacks, floodplain rules, and drainage can add costs that are not always in the base price or allowance.

What specs and allowances really mean

Base spec vs. allowances

The base spec is the starting point. It lists the included features and finishes in the builder’s price, from the floor plan and framing to standard cabinets, counters, and fixtures. You should receive a detailed spec sheet as an attachment to the contract.

Allowances are budget placeholders for items you will finalize later, like flooring, appliances, lighting, landscaping, or window coverings. The builder sets a dollar amount per category. If your selections come in under the allowance, you usually receive a credit at closing or a reallocation based on the contract. If you go over, you pay the difference.

How allowance dollars actually flow

Ask the builder to confirm in writing:

• What each allowance covers, including sales tax, delivery, and installation.
• Whether allowances are fixed or not to exceed.
• How overages are paid and when. Some builders collect at selection, others at closing.
• Whether unused funds are credited back or can be applied to another category.

Also request recent examples or sample invoices so you can see how the builder prices common selections.

Contracts and protections to look for

Every new build contract should spell out the spec list and the allowance schedule. You will often see selection deadlines and a completion date with extension rules. Some builders include price escalation clauses for materials. Ask how these are triggered and calculated.

Other clauses to review:

• Financing contingency and what happens if your construction or permanent loan falls through.
• Subcontractor substitutions and how the builder defines “equal” materials.
• Remedies for delayed completion. Many contracts offer limited buyer remedies, so ask for clarity before signing.
• Warranty terms, claim process, response times, and whether a third party administers the structural coverage.

If you want to understand the broader Texas contract landscape, start with the Texas Real Estate Commission for forms and consumer guidance.

Change orders without surprises

Change orders document any change after you sign. They should list the scope, cost, and schedule impact. Require written, itemized change orders before any work starts. This prevents budget creep and helps you keep your timeline intact.

Consider allowing independent inspections at key milestones. Pre‑drywall and final inspections are highly effective at catching issues early and giving the builder clear action items.

Selections, schedules, and real timelines

Most Memorial builds follow a similar sequence: site prep and foundation, framing, rough mechanicals and wiring, insulation and drywall, interior finishes, punch list, and closing. Timelines vary by builder and home size. Supply chain disruptions, weather, and design changes can affect the schedule. Ask for the builder’s average completion times and their plan for long‑lead items like appliances or specialty windows.

A simple timeline example:

• Contract signing to selections: 7 to 30 days
• Site work and foundation: 2 to 6 weeks
• Framing: 2 to 6 weeks
• Rough‑ins: 2 to 4 weeks
• Insulation and drywall: 1 to 3 weeks
• Finishes and trim: 4 to 8 weeks
• Punch list and final inspections: 1 to 3 weeks

Build buffer into your move plans and confirm what happens if the builder misses target dates.

ROI‑focused upgrades for Memorial buyers

Focus first on items that are hard or costly to change later, especially in a higher‑end market:

• Structure and systems. HVAC capacity and zoning, insulation, windows, roofing, foundation design, and drainage.
• High‑use finishes. Durable flooring, cabinet quality, kitchen layout, countertops, plumbing fixtures, and core appliances.
• Energy efficiency. Better insulation, high‑efficiency HVAC, and quality windows reduce operating costs and help resale.

Lower priority items like decorative lighting, some tile patterns, or shallow built‑ins can often be upgraded after closing with less disruption.

To stay aligned with neighborhood expectations, tour recent Memorial new listings and model homes. Look for finish levels that are standard for your price tier. If most comparable homes feature certain kitchen finishes or continuous hardwoods on the main floor, allocate more budget there.

Smart negotiation levers

Use these tactics to keep your budget in bounds:

• Ask for not to exceed allowances or require itemized pricing before any overage is charged.
• Tie selection deadlines to builder performance. If the builder delays a selection appointment, your allowance should not suffer.
• Move critical items into the base spec. For example, a higher‑efficiency HVAC or better insulation can be more valuable than a line‑item allowance.
• Require written change orders with cost and schedule impact before work begins.
• Add a pre‑drywall and final independent inspection at your expense for quality control.

Warranties you should expect

Many builders follow a common structure. It is typical to see one year for workmanship and materials, two years for major systems, and ten years for structural defects. Read the contract for what is covered, what is excluded, how to file a claim, response times, and whether coverage is transferable. For general background on warranty practices, the National Association of Home Builders offers consumer guidance. Some builders use third‑party programs. You can review example terms through providers like 2‑10 Home Buyers Warranty.

Texas does not mandate a specific program, so the contract language is your rulebook. Keep all warranty documents, log issues as they appear, and follow the claim process on time. A one‑year anniversary inspection is a good practice to catch settling or roof issues while coverage is active.

Budgeting example: reading an allowance schedule

Here is how to think about an allowance schedule without getting lost in numbers:

• Flooring. Confirm whether the allowance is per square foot and includes underlayment, transitions, and baseboards. Ask how stairs are priced.
• Cabinets and counters. Clarify if cabinet construction type and soft‑close hardware are included, and whether counter pricing is by slab, square foot, or a lump sum including cutouts and backsplashes.
• Appliances. Verify which models are included and whether install, gas hookups, and venting are in the allowance.
• Lighting and plumbing fixtures. Ask if trim kits, bulbs, rough‑in parts, and installation labor are included.
• Landscaping and window coverings. Confirm what is included at base, from sod and irrigation to blinds or shades, plus whether upgrades require change orders.

If a builder cannot offer recent examples, ask for third‑party quotes or speak with recent buyers to set realistic expectations.

Lender coordination and construction loans

Construction or construction‑to‑permanent loans come with draw schedules and inspection points. Overages and change orders can affect your cash needs at different stages. The Consumer Financial Protection Bureau has guidance that helps you understand how draws, interest payments, and closing work. Share your allowance plan and selection timeline with your lender early.

Also talk to your insurance agent about coverage limits during construction and after closing. The Texas Department of Insurance provides helpful consumer information on property coverage.

Step‑by‑step checklist

Use this simple roadmap to stay in control:

• Before you sign

  • Get the full spec sheet and an itemized allowance list attached to the contract.
  • Confirm flood zone, finished floor elevation, and any site work scope with the builder. Verify flood status through FEMA’s map center.
  • Review warranty terms, including who administers them and response times. See NAHB guidance for background.
  • Request a price sheet of common upgrades and the standard construction schedule.
  • Ask whether independent inspections are allowed and at which milestones.

• During selections

  • Build a selections calendar with internal deadlines earlier than the builder’s.
  • Prioritize structural and systems decisions first, then major finishes.
  • For each allowance, document what it covers, whether funds can be pooled, and where savings or overages go.
  • Require written, signed change orders before work starts.

• During construction

  • Schedule key inspections at foundation review, pre‑drywall, and final.
  • Track long‑lead items and confirm delivery dates.
  • Keep a running punch list with photos and status notes.

• Pre‑closing and after move‑in

  • Complete a final walkthrough and document any items to be finished after closing with dates.
  • Keep all warranty contacts and file claims per the process and timeline.

Local resources worth bookmarking

• Market and neighborhood context: Houston Association of Realtors
• Property records and tax info: Harris County Appraisal District
• Flood zone verification: FEMA Flood Map Service Center
• Contracts and consumer information: Texas Real Estate Commission

Ready to build smart in Memorial?

You can enjoy the creativity of a custom feel while keeping your budget and timeline on track. If you want a seasoned partner to help you compare specs, right‑size allowances, and navigate builder timelines, reach out to Nicole Brende. Let’s align your selections with Memorial standards, protect your investment, and make move‑in day feel effortless.

FAQs

What is an allowance in a Memorial new build?

• An allowance is a budget line in your contract for items you will select later, like flooring or appliances, and any cost above that amount is paid by you based on the contract terms.

Do I get unused allowance money back at closing?

• That depends on the contract, so ask whether unused funds are refunded, credited, or reallocated and get the mechanism in writing before you sign.

How do change orders affect my timeline and price?

• Change orders should list scope, cost, and schedule impact; they can add time and money, so require written approval before work begins.

What warranty coverage is typical for new construction in Texas?

• Many builders follow a common structure of one year for workmanship and materials, two years for systems, and ten years for structural items, but coverage varies by builder.

How long does a Memorial new build usually take?

• Timelines vary by home size and builder, but a typical range runs several months to over a year with phases from site prep to punch list, and you should account for weather and supply delays.

Should I hire independent inspectors if the builder has inspections?

• Yes, independent inspections at foundation review, pre‑drywall, and final are highly recommended to catch issues early and provide leverage for corrections.

What resources help me verify flood risk and taxes in Memorial?

• Use the FEMA Flood Map Service Center for flood zones and the Harris County Appraisal District for property tax information.