Thinking about buying a brand-new home in Cheyenne, but not sure what to ask or when to act? You’re not alone. New construction comes with unique decisions, timelines, and paperwork that can feel overwhelming. This guide gives you a clear, local-first checklist to compare spec and custom builds, protect your investment, and move in with confidence. Let’s dive in.
Cheyenne new construction basics
Cheyenne homes are permitted and inspected by the City of Cheyenne Building and Community Development division. If your lot sits outside city limits, Laramie County may be the permitting authority. Ask your builder which jurisdiction issued the permits and request copies of all municipal inspection sign-offs, including rough-ins, framing, insulation, and final.
Most local jurisdictions adopt versions of the International Residential Code and the International Energy Conservation Code with local amendments. Ask which code editions apply, whether the home must meet any energy or insulation requirements, and if there is a HERS score or similar energy verification.
Cheyenne’s high plains climate brings cold winters, wind, and big temperature swings. Confirm that the foundation design includes proper frost protection, the HVAC is sized for local conditions, and insulation levels align with the code. Review grading and drainage plans for the lot and neighborhood to manage snowmelt and runoff.
New lots can include utility tap fees, special assessments, and timing issues for permanent water, sewer, electric, and gas connections. Request the builder’s plan and timeline for permanent meters to be set at or after closing.
If you want local consumer resources, you can consult the City of Cheyenne Building Division, the Wyoming Real Estate Commission, and the state’s consumer protection offices. Local Realtor associations can also provide guidance on buyer representation for new construction.
Spec vs. custom: which fits your plan?
A spec home is built by a builder without a contracted buyer, using standard plans and selections. You purchase an existing or nearly finished home from the builder’s inventory. A custom home is built to your specifications, often on your lot or a lot you select with the builder.
Timeline
- Spec: Usually faster to closing and occupancy.
- Custom: Longer due to design, permits, and selections.
Price predictability
- Spec: Typically clearer pricing with a fixed base price and any known upgrades.
- Custom: More potential for overages due to allowances and change orders.
Customization and control
- Spec: Limited change options, depending on construction stage.
- Custom: High control over layout, materials, and systems.
Contract complexity
- Spec: Purchase contract resembles a standard home sale, but you still need to review warranty, completion timeline, and punch list.
- Custom: Construction contracts include progress draws, allowances, change orders, and detailed dispute and completion clauses.
Financing
- Spec: Often financed like a standard mortgage once a certificate of occupancy is issued. Some builders offer incentives or rate buydowns.
- Custom: Usually a construction or construction-to-permanent loan with draws tied to inspections. Expect interest-only during construction and different down payment rules.
When a buyer advocate helps most:
- Negotiating spec-home upgrades or a closing timeline that fits your move.
- Reviewing construction contracts and draw schedules for custom builds.
- Managing allowances, change orders, and cost control.
- Coordinating lender draw inspections and advising on holdbacks or escrows.
Your contract and closing game plan
Scope and specifications
Insist on a detailed, itemized list of finishes and specifications, including plumbing, electrical, appliances, cabinetry, exterior materials, and site work like the driveway, grading, and landscaping. Clear specs reduce disputes later.
Allowances and change orders
Spell out exact allowances for items you haven’t selected yet, including unit costs and deadlines. Define the change-order process, approval timing, and whether pricing uses cost plus markup or fixed amounts.
Completion timeline and remedies
Set a completion date or milestones, with procedures for delays. Consider remedies if the builder is late. Include a timeline for punch list completion after occupancy and what happens if items are not done on time.
Payments, draws, and holdbacks
For custom builds, use a draw schedule tied to milestones and independent inspections. Final payment should not be due until the certificate of occupancy is issued and the punch list is cleared, or set an escrow holdback for unfinished items. Require lien waivers from subcontractors at each draw and final unconditional waivers at closing.
Warranties and dispute terms
Identify the warranty provider, start date, coverage, response times, and whether the warranty transfers to a future buyer. Review mediation, arbitration, venue, attorney fees, and any jury or trial waivers.
Inspections, access, and turn-over documents
Retain the right to hire independent inspectors at defined stages, and to attend municipal inspections. Require delivery of the certificate of occupancy, final inspection sign-offs, as-built or grade survey, appliance manuals, warranty documents, and final lien releases at closing.
Title, liens, and survey
Subcontractors can record mechanics’ liens if unpaid. Make lien waivers a condition of draws and closing, and consider escrow holdbacks until releases arrive. Confirm that you will receive an owner’s title insurance policy and understand any exceptions. Obtain an as-built or ALTA-type survey showing setbacks, easements, and encroachments.
Inspections, punch lists, and warranties
Stage inspections you control
Municipal inspections confirm code compliance, but you should still hire an independent inspector with new-construction experience. Ideal stages include:
- Pre-pour or foundation: excavation, reinforcement, waterproofing or dampproofing.
- Framing: structure, roof framing, and rough structural elements.
- Pre-drywall: plumbing, electrical, HVAC routing, firestopping, and insulation plan.
- Final: full systems operation, finishes, roofing, windows, and doors.
- Warranty-period: an independent inspection near month 11 to capture 1-year warranty items.
Specialist inspections as needed
Based on the home’s design and site, consider HVAC load and duct testing, sewer scope if applicable, radon testing, and an exterior moisture and drainage review. Cheyenne’s climate makes proper insulation, ventilation, and grading especially important.
Why independent inspectors matter
Builder and municipal inspections serve different purposes. A third-party inspector you hire documents workmanship and system installation in detail and often catches items that affect long-term performance.
Punch list best practices
A punch list is a written list of incomplete or defective items to be fixed before final payment or within an agreed time after occupancy. Prepare it with your inspector and the builder, attach photos and dates, and set completion deadlines. Require a final walk-through and sign-off, plus an escrow holdback for outstanding items if timelines are missed. Keep records of all repairs and warranty confirmations.
Warranty essentials
New-home warranty structures often follow a 1-2-10 pattern, but verify your builder’s documents:
- 1 year: workmanship and materials
- 2 years: systems like plumbing, electrical, and HVAC
- 10 years: structural elements
Confirm the start date, coverage, exclusions, claim process, response timelines, and transferability. Many builders use third-party structural warranty companies, which can provide clearer standards. Collect and register all manufacturer warranties for appliances, windows, roofing, and more. Schedule that 11-month inspection to catch items before the 1-year window closes.
Who to hire and when
- Buyer’s agent with new-construction experience: negotiates key terms, tracks allowances, monitors change orders, and advocates for you during construction and closing.
- Real estate or construction attorney familiar with Wyoming: reviews contracts, recommends holdbacks, and analyzes dispute provisions.
- Independent inspector(s): perform stage inspections, create the punch list, and advise on specialist testing.
- Lender experienced in construction loans: explains draw inspections, interest-only periods, reserves, and qualification differences.
- Title company with new-construction expertise: manages lien-waiver collection and closing protections.
- Structural engineer: consults on unusual soil or structural questions.
- Surveyor: provides an as-built or final grade survey to confirm setbacks and elevations.
The Cheyenne buyer checklist
Pre-contract
- Research builder reputation, completed projects, and warranty history.
- Confirm zoning, utility availability, tap or impact fees, HOA covenants, and local code adoption.
- Get pre-approval and determine whether a construction loan or standard mortgage fits your plan.
Contract negotiation
- Require a detailed scope of work with inclusions and exclusions.
- Set allowances with clear unit costs and selection deadlines.
- Define a completion date, remedies for delay, and a punch list completion deadline.
- Preserve your right to independent inspections and copies of municipal inspections.
- Require lien waivers at each draw and final unconditional waivers at closing; add escrow or holdback language for unresolved items.
During construction
- Schedule independent inspections at pre-pour, framing, pre-drywall, and final.
- Approve all change orders in writing with clear pricing.
- Track the draw schedule and collect conditional lien waivers at each draw.
Pre-closing and final walk-through
- Require the certificate of occupancy or final municipal sign-off before closing, or specify obligations if closing earlier.
- Conduct a detailed final walk-through with your inspector and create a photographed punch list with deadlines.
- Collect appliance manuals, warranty documents, HVAC design details, as-built survey, and all keys and remotes.
- Confirm that the title company has final unconditional lien waivers or an acceptable escrow holdback.
Post-closing and warranty period
- Register all builder and manufacturer warranties.
- Maintain a file of receipts, warranties, and communications.
- Schedule an independent inspection near month 11 to capture warranty items.
Wrap-up and next steps
Buying new construction in Cheyenne is exciting, and it rewards buyers who plan ahead. Choose the right build type for your timeline, lock down clear contract language, protect yourself with inspections and lien waivers, and verify warranty coverage. With the right team, you can enjoy a smooth build and a strong long-term investment.
If you want a local guide who knows Cheyenne’s new-build process and can advocate from contract to keys, connect with Asha Vonburg for a friendly, no-pressure consult.
FAQs
What is the difference between spec and custom builds in Cheyenne?
- Spec homes are pre-planned builds ready sooner with limited choices, while custom homes are built to your specifications with longer timelines and more complex contracts and financing.
Do you need a home inspection on a new-build home?
- Yes, independent stage inspections complement municipal inspections and help catch workmanship or system issues before drywall, at final, and again near month 11 for warranty claims.
How do construction loans work for custom homes?
- Construction loans usually fund the build through draws tied to inspections, require interest-only payments during construction, and may convert to a permanent mortgage at completion.
What should your new-home contract include to protect you?
- A detailed scope and specs, clear allowances and change-order rules, a completion timeline with remedies, lien-waiver requirements, inspection rights, warranty terms, and closing documents like CO and as-built survey.
Who issues building permits for new homes around Cheyenne?
- The City of Cheyenne issues permits inside city limits, while Laramie County may handle permits outside the city; ask your builder which jurisdiction applies and request inspection sign-offs.
What is a punch list and how is it enforced?
- A punch list is a written record of incomplete or defective items to be fixed by the builder with deadlines, documented during the final walk-through and backed by holdbacks or escrow if items remain open.
