Homebuying Guide

New Home Consultant

• Executes the contract.
• Provides updates and critical information to the homebuyer during construction.

Lender

• Coordinates your loan application.
• Updates status and finalizes loan process.
• Citywide (405) 794-4412
• C Solutions (405) 595-6370

Designer

• Guides you through the interior & exterior design selections process.

Builder

• Manages the construction of your home.

Title Company

• Receives and prepares final documents from the lender for closing.

Customer Care Representative

• Responsible for your Homeowner Orientation and servicing warranty requests after closing on your new home.
• (405) 573-5693 / customercare@ideal-homes.com

Director of Community Operations - CSolutions

• Manages the day-to-day operations of your Home Owners Association.
• (405) 421-5983 cms@csolutionsok.com 

Purchasing Your Home

Congratulations, you’ve completed the purchase agreement on your new Ideal Home with your New Home Consultant.

Applying for Your Loan

Scheduled by New Home Consultant and conducted by your lender, if using a preferred Ideal Homes & Neighborhoods lender, you will receive a credit toward your closing costs. You are advised to meet with your lender within five (5) days of signing your purchase agreement.

Design Meetings (custom homes only)

• Initial Design Meeting: Approximately 2-6 months after contract, you will meet with your designer for a 4-hour meeting to select your home's details.
• Final Design Meeting: Approximately 3-4 weeks after initial design meeting. Duration: 2 hours.

Pre-Construction Finalization (custom homes only)

Your New Home Consultant will send you all of the final documents for your new custom home for you to review. If you find any issues with these documents, make sure to let your New Home Consultant know within 7 days of receiving the documents.

Homeowner Orientation

Scheduled and conducted by your Customer Care Representative, this occurs 3-4 business days prior to your scheduled closing date at your new home.

Closing on Your Home

Scheduled by your Contract Coordinator, a date will be set approximately 30 days prior to closing and an appointment time will be set at least 3 days prior to closing. Your Contract Coordinator will inform you of the location for closing.

Customer Care Department 60-day Walk

Scheduled by your Customer Care Representative, this occurs approximately 60 days after closing.

Customer Care Department 1-year Walk

You may schedule a 1-year walkthrough with your Customer Care Representative, if desired.

Several forms are used when you purchase your new Ideal Home. These include the Purchase Agreement and several addenda. The Purchase Agreement and all addenda are subject to acceptance of the Management Team.  All forms and attachments must be signed by all parties involved before the Purchase Agreement becomes binding.

Purchase Agreement

The Purchase Agreement and the addenda comprise the legal documentation that represents your decision to purchase a home. It contains a description of your home (both a legal description and the street address) financing information, homeowners association information (if applicable), and additional legal provisions. Several addenda are typically attached to the Purchase Agreement. Please retain a copy of your accepted Purchase Agreement.

Earnest Money

Earnest money will be refunded only if the Buyer cannot meet Purchase Agreement contingencies. Also see “Contingencies” under section titled “Applying for Your Loan.”

The first item that requires your attention is the completion of a Mortgage Application. Plan to meet with a Lender within five (5) working days from the date of the Purchase Agreement.

Your Loan Officer’s job is to understand your particular financial circumstances completely. All information on the application will be reviewed at your meeting with the Loan Officer. Rarely does a situation arise that your loan officer has not encountered in the past. Do not hesitate to discuss any concerns that you have regarding your assets, income or credit in order to prevent processing delays or extra visits to deliver documents.

Your commitment letter from the Lender is expected within 30 days of the acceptance of your purchase agreement. If issues arise that delay your commitment letter, you will be notified of necessary steps to take to prevent further delays.

Loan Application Checklist

The amount of documentation and information required for a mortgage can seem overwhelming. You can facilitate the application process by collecting as much of the needed information as you can before your appointment. The following checklist is provided as a general guide to assist you with the loan application. Some of the items shown may not apply to you and there will be specific items not mentioned below that your lender may request.

It is very important that you defer any new purchases involving time payments until after your new home closes - another purchase on credit now might disqualify your loan application.

Property Information

• Your Purchase Agreement. (It will include a legal description of the property and the price.)

Personal Information

• Social Security card and driver’s license for all borrowers. (copies)
• Addresses past and present for two (2) full years. Include name of Mortgage Company and/or names, addresses, and phone numbers of landlords.  (copies)
• Divorce decree and separation agreements, if applicable.
• VA loan - copy of DD-214 form and original Certificate of Eligibility.

Income

• Current pay stubs from the last 30 days and two (2) years of W-2 forms for all borrowers. (copies)
• Place of employment information is needed - past and present for two (2) full years, name of immediate supervisor, address, gross income and any overtime, bonus, etc.
• Income tax returns. If borrower(s) are self-employed, two (2) full years of past federal income tax returns, signed and dated with original signatures are needed.  Note:  If you are utilizing a first-time home buyer program, three (3) years of federal tax returns are required regardless of employment status.
• If the borrower(s) is self-employed, a YTD twelve-month profit and loss statement is needed.
• Child support income or payment. Verification may be necessary.
• Gift letter. If any of the down payment and/or settlement charges are to be a gift, a signed gift letter is needed, as well as possible additional documentation, which your loan officer will provide.

Real Estate Owned

• Mortgage accounts. Within the past two (2) years, if the borrower(s) has or has had an existing Mortgage, the loan number, name of lending institution and address are needed.
• If additional property is owned and currently leased, a recent copy of the lease signed by both parties may be necessary.
• Market value estimate of the property(ies) is also necessary.

Liquid Assets

• Checking and savings accounts. Include the name and complete address of institution, account number, approximate balance and current bank statements for the last 3 months. (ALL PAGES)
• Investments accounts. Provide the most recent statement. (ALL PAGES)
• Stocks, bonds, CD’s. Provide the market value per share, copies if to be used for down payment and/or settlement charges, name and complete address of the issuing company.
• The make, year, value and amount owed on your automobile(s).

Liabilities

• Credit card and revolving accounts. Include account numbers, minimum monthly payments, and approximate balances.
• Names and account numbers for all installment debt, approximate balance and monthly payments.
• Complete bankruptcy papers, including the discharge and a letter explaining the reason. On foreclosure, a copy of the sheriff’s deed is required.

Please note, you will be asked to pay for a credit report and appraisal upon signing the application.

Loan Processing

Your Loan Officer will give you a list of additional documents required to complete your loan application. For the lender to process your file in a timely manner, they need that information back within five working days of your loan application.

Once your application has been turned in for processing, your Loan Processor will be your main point of contact and will keep you updated as steps in the process are completed.  The Loan Processor will call you initially to introduce themselves and again when your commitment letter is issued to review requirements of your commitment.  They will also assist you throughout the building process if there are items that need to be handled during that time in preparation for final closing. 

If the loan you apply for is a standard FHA/VA or conventional loan, it will take approximately three to four weeks for the approval of your loan. If, however, there are issues in your file regarding credit or income that require additional research or documentation, or if you are applying for a special program (ie. EEM, My Community 100%, or Bond Loan) it will take up to forty-five days to approve your loan.  These time frames are estimates.  Being prepared with all the required documents at loan application can greatly reduce approval times.

When all preliminary information has been given to your Loan Officer, verification forms will be sent to your employer, banks, and current mortgage company or landlord. You will be asked to sign a Release Form authorizing your employer, banker, etc. to release your information to the lending company.

A credit report and appraisal of the property will be ordered. 

If not provided at the time of application, your lender will mail a Good Faith Estimate and a Truth-In-Lending Disclosure within three (3) business days of your initial application.

The Good Faith Estimate lists the costs you may incur at closing. Some of the numbers listed on this form are estimates, subject to change and usually not based on the actual date of the closing. Others are set fees that should not change.

The Truth-In-Lending Disclosure shows the total cost, over the term of the loan, for your specific financing. The calculation is based on the assumption that you own the home and make regular payments throughout the term of the loan.

The lender may send Verification of Employment (VOE) forms to all employers for the last two (2) years. The employers complete the form, sign and return it to the lender. The forms show dates of employment, the amount of money you earned last year and how much you have earned year-to-date. The VOE also documents bonuses and overtime earned.

Verification of Deposit (VOD) forms may be sent to each banking institution listed on your application. The institutions will indicate the date you opened each account, average balances for the last three (3) months and the amount of money you have in each account on the day they complete the form. Any loans or overdraft accounts you have with the bank will also be shown. Some institutions charge a fee for providing this information. This charge is your responsibility.

Verification of Mortgage (VOM) may be sent to mortgage companies and landlords. They complete the forms in order to document for the lender how much you owe, the amount of your monthly payment and whether you make your payments by the due date or after. Some institutions charge a fee for providing this information. This charge is your responsibility.

Your Credit Report shows the amounts of money you owe to each of your creditors, minimum monthly payments, and your manner of payment.  If using our Smart-Financing® program, the fee for your credit report will be reimbursed to you at your closing.

The Appraisal on the property confirms for you and your lending company that the property is worth what you are paying for it. If using our Smart-Financing® program, the fee for your appraisal will be reimbursed to you at your closing.

The Contingencies on a Purchase Agreement or commitment letter are often called “conditions of approval.”  Please be aware these contingencies may delay the construction of your new home. The sale of a previous home or proof of funds are two examples. Please be sure to discuss any concern you may have about such conditions with your Loan Officer or your New Home Consultant and provide any requested documentation as soon as possible. Once all contingencies are met, final loan approval can be obtained. Earnest money refunds will only be made if the homebuyer cannot meet contract contingencies.

If any delays are encountered, your lender will contact you for assistance. The credit reporting agency may call you to verify that the information they have gathered is correct.

Once this standard documentation has been compiled, you may be asked to write letters regarding your assets, income, or credit. Few loans are finalized without some additional information being obtained just before the package is submitted for final approval. Please remember that your lender requests these letters to assist you in obtaining your financing.

Prior to the Loan Processor working up your file, he or she will verify the final sales price. If any changes occur which will affect the total price after the original contract, the loan may have to be resubmitted for the higher amount or you may be asked to pay for additional items in cash.

Loan Underwriting

Once the loan application has been made and the lender has received all documents requested from the buyer, copies of the complete file will be made and sent to an Underwriter for approval. The Underwriter will review the file thoroughly and give one of the following three decisions:  Approved - The Loan Processor will request closing, finals must be ordered, buyer is to supply any additional information requested by investor, the lender will then send closing papers to the title company, and the title company will close your loan. Pending - Buyer will need to supply additional information, underwriter will review and either a reject or an approved decision will be made. Rejected - Loan cannot be approved and therefore is denied at this time. At times, your Loan Officer can help you formulate a plan of action for attaining approval.

Loan Lock

The only thing anyone can know for certain about interest rates is that they will change. Do not rely on anyone’s advice or predictions regarding interest rates. Locking your rate prematurely can result in extra expense if your new home is not ready to close within the lock time frame. Your New Home Consultant will update you throughout the stages of construction. Before you lock your loan, check with your Ideal Homes & Neighborhoods Closing Coordinator. You, your Loan Officer, and the Closing Coordinator will coordinate this process so that everyone involved knows what your interest rate is and when it expires. Your interest rate lock will not take care of itself.  Please be aware of its time frame and details surrounding it.  

Part of the fun of buying a new custom home is choosing colors, materials and options that reflect your taste and personality. Our staff will be here to help you every step of the way and make your experience an enjoyable one.

You’ll receive an introduction email from the design team that will give you additional information about your design meetings and preparation. Please review it thoroughly to ensure you are prepared for your design meetings in advance. 

Design Meeting

Your Design Consultant will contact you to schedule your design meetings. During these meetings we’ll review all of the options you selected at contract, and other optional features. Selections for materials, colors and finishes will be done in person.  We’ll put together preliminary pricing proposals based on these initial selections. Pricing for any requests that need custom pricing will be sent to you approximately 10 business days after your design meeting and any follow-up meetings are complete. Any changes or additional requests must be finalized prior to your final meeting.

Follow-up Meetings

Follow-up meetings may be required if selections of features, materials, colors and finishes are not completed during your scheduled design meetings. 

Final Meeting

This will last approximately 1-2 hours. You and your Design Consultant will do a final review of all the design choices you’ve made for your home and sign the final documents to get your home started. You’ll be provided with final documents to review in advance and all decisions will need to be made prior to this meeting. It’s important to review everything thoroughly to make sure it’s accurate and complete. We will build your home according to the information contained on these documents.

Design Center Helpful Hints

1. Complete the prep work sent to you in the introduction email prior to your design meeting. While you may not have final decisions for everything, take some time to think about all of the decisions you’ll be making. This will help your Design Meetings fun and stress free! 
2. Colors may look different in your new home than they do in the Design Center, model home or field homes due to lighting quality, time of day or dye lots. They will also look      different than photos or website images. Please keep in mind that because your new home is handcrafted, it will not look exactly like other homes of the same floor plan and elevation.   
3. If you select stained cabinets or trim remember that finished stained product in your home can look different than samples. The stain will look different on the varying wood types used in your home and can look different on different areas of an item due to the grain and nature of the wood. 
4. Due to building methods, added electrical items such as ceiling lights, cable outlets, phone jacks and switches will be installed as close to plan locations as  possible. These items may not be installed in the same locations as in the model homes or other field homes.

The construction of a new home differs from other product manufacturing processes in several ways:

• As consumers, we rarely can watch as products we purchase are created; however, your new home is created in front of you. You have the unique privilege to see every step of the process as it is being completed.
• You have more opportunity for input into the design of your home than other products. Our success in this effort to personalize your brand-new home depends on effective communication, which is why we have provided you with this guide.
• To promote safety and security, we provide Homeowners a key to their home only at closing.
• Construction schedules are such that you will have many opportunities to view your home as it is built.

Communication

All communication during construction (questions, updates, projected closing, etc.) comes from your New Home Consultant. 

Safety

We understand that you will want to visit your new home during construction. A new home construction site is exciting, but it can also be dangerous. Your safety is of utmost importance to us. Therefore, we must require that you contact your Builder to schedule an appointment prior to visiting your home.

We reserve the right to require you to wear a hard hat and be accompanied by a member of our staff. Please always observe common sense safety procedures when visiting. 

Plans

The plans for your home must be reviewed and approved by the Building Department of the city or county where the home is located. We construct each home to comply with plans approved by the applicable building department and the standards demonstrated in our model homes.

Changes in Materials, Products, and Methods

The new home industry, building trades, and product manufacturers are continually watching for improved methods and better products. In addition, manufacturers sometimes make model changes that can impact our final product. In all instances, any substitution of method or product will be of equal or better quality than shown in our model. As a result, we may use methods or materials in your home that differ from those originally planned or selected.

Quality

We are proud of the value we offer in our homes and the quality we deliver. We work continuously to meet or exceed the quality we promised you. Our Builders inspect every step of construction and are responsible for quality control. In addition, several inspections are conducted at different stages by the proper authorities. Your home must pass each inspection before construction can continue.

Your new home will be built to the quality standards demonstrated in our model homes. Each new home is a handcrafted product--part art, part science, and part raw labor - the efforts of many people with varying degrees of knowledge, experience, and skill coming together. We coordinate and supervise these contributions to produce your new home.

The building process takes several months and involves hundreds of people.  Although we strive for perfection, from time to time, variations will occur during this process. We have systems and procedures for inspecting our homes to assure the level of quality meets our standards. In fact, Ideal Homes & Neighborhoods is recognized nationally for our systems and processes. We also respect your interest and appreciate your attachment to the new home. Therefore, your input into our system is welcome. To avoid confusion or misunderstandings, we ask that you voice your concerns and questions with your New Home Consultant.

Ideal Homes Quality Statement

Ideal Homes is committed to providing a quality product for its customers.  Ideal Homes accomplishes its quality objectives through training programs for its Employees, relationships with Trade Contractors and Vendors as well as utilizing its documented policies, processes and procedures.  

Ideal Homes assures quality by:

• Hiring employees who demonstrate the company’s core values of Integrity, Quality, Leadership, and Relationships.
• Assuring Builder and Trade Contractor Scope of Work compliance
• Requiring Production Manager Frame Walk and Final Quality Inspections
• Performing third party insulation and thermal envelope inspections
• Conducting Final Quality Assurance Inspections
• Providing Homeowner Orientation
• Conducting Production Team Quality Audits
• Conducting 60-day walks with homeowners after closing
• Conducting 11 month walks with homeowners after closing

Trade Partners

We put a great deal of effort into providing good quality and service. Your home is built through the combined efforts of specialists in many trades, from excavation and foundation, through framing, mechanical, insulation, to drywall, trim, and finish work. We have established a core of contractors specially selected and committed to providing you the utmost in service, and we call this group Trade Partners. In order to ensure a high standard of construction, only authorized Suppliers and Trade Partners are permitted to perform work on your home.

Schedules

The delivery date for your new home begins as an estimate. Until the roof is on and the structure is enclosed, weather can dramatically affect the delivery date. Even after the home is past this point, installation of utility services, final grading, and concrete flatwork can be severely impacted by weather. Extended periods of wet, hot, or cold weather bring pending work to a stop in the entire region.  

Delivery Date Updates

You are welcome to check with us for the most current closing date. As completion of your home approaches, more factors come under our control and influence, and we can be more precise about the closing date.  We suggest you avoid finalizing arrangements for your move until you receive this commitment from the Closing Coordinator. Up until that time, “flexibility is the key to comfort, sanity, and convenience.” We want you to enjoy the construction process and avoid unnecessary stress caused by uncertainty.

“Nothing’s Happening”

Each Trade Partner is scheduled days or weeks in advance of the actual work. This is referred to as “lead time.” Time is allotted for completion of their contribution to your home. Sometimes one Trade Contractor completes their work a bit ahead of schedule. The next Trade Contractor already has an assigned time slot that usually cannot be changed on short notice--there would not be adequate lead-time. The overall construction schedule allows for these occurrences. You should expect several days during construction when it appears as though nothing’s happening.

Similarly, it may appear that no progress is being made while the home awaits one or more inspections by city building code officials. This is also part of the normal sequence of the construction schedule and occurs several times as your home is being built.

Preparation

We will discuss any questions you have during the Orientation. So that you can focus on questions during your Homeowner Orientation, we suggest that friends, relatives, children, and pets visit your new home at another time. If a Real Estate Agent has been involved with your purchase, they are not required to attend, but certainly welcome.

Presentation

Your Homeowner Orientation is a meeting that goes beyond a traditional walk-through of your new home. We will cover the following three areas:

1. Orientation - You will receive an educational tour regarding the use, care, and maintenance of your new home.
2. Confirmation - This is your opportunity to accept your home and to confirm that all changes, options, and upgrades have been completed. Our commitment to you is to deliver your home at a quality level equal to our model homes. Discrepancies will be noted and every effort will be taken to repair these items before you move in. Once these items are complete, it is your responsibility to properly maintain and take care of your home.
3. Introduction to Customer Care – You will receive an overview of the Customer Care Department that will include information on warranty coverage, how to submit a service request, department hours and how to contact us when questions arise regarding your home.

Exterior

• Roof -You may see some waves in the roof, which are due to temperature and moisture variations and the natural characteristics of the underlying wood. Furnace and hot water tank vents and fireplace storm collars must be cleaned and then re-caulked at least every 2 years to avoid cracking caulk and consequently a roof leak.
• Please locate and identify the following:
  • Passive attic vents
  • Furnace and Hot Water Tank Vents.
  • Soffit Vents for cross ventilation in the attic.
• Guttering - Routinely clean gutters so water is able to run through the guttering and downspouts. Keep the extensions lowered (if applicable) so water will flow away from the home.
• Concrete 
  • You will likely experience some cracks in the driveway, garage floor, sidewalks, patio, or porch over time. Cracks result from shrinking of the concrete (common at 90° angles), temperature changes, and the expansion and contraction of soil due to moisture variations.
  • Expansion joints and saw cuts are located on your driveway and sidewalks to help control cracks that may occur but will not prevent them.
  • Exterior flatwork (driveway, porches, patios, sidewalks) is not covered under your home warranty. We will seal cracks once during the first year that reach ¼” or larger in width or vertical displacement. Thereafter, it is considered a homeowner maintenance item.
  • Do not park heavy machinery or equipment on the driveway at any time.
  • Salt may damage concrete.
• Sod and Landscape 
  • It is important to understand that the sod and landscape at your new home has been recently farmed and replanted in your yard. During this process the dirt held by the roots of the sod can fall off which can cause bumps in your yard when the sod is laid. Also, the grass will go into shock and turn yellow. This is normal and watering is a must to establish the root system and for the grass to turn green. Like with gardening or harvesting of any agricultural product, your yard will require a great deal of nurturing (watering, fertilizer, weed control, etc.) to become an attractive and established yard.
  • Sod is not covered under your home warranty.
  • Keep the sod, plants, and tree watered year-round, even in the winter. Good indications that your yard is lacking moisture are surface cracks of the soil and if grass blades break in two when folded over.
  • Avoid placing soil or sod above the stem wall (where the bottom of the bricks sit).
• Drainage - The yard is graded for water to drain away from the home. It is important to maintain all existing drainage patterns and swales that are present at this time. Be careful not to block existing drainage patterns and swales when adding landscape and flowerbeds.
• Foundation - Due to soil conditions in Oklahoma, we use a pier and grade beam foundation system. The system can move slightly due to soil expansion / contraction and sometimes hairline cracks may appear in the stem wall, brick veneer, or interior sheetrock. These small cracks are common and have no effect on the structural integrity of your home. To reduce this, it is important to maintain moisture levels by watering around the foundation during periods of hot and dry weather. This will prevent the soil from pulling away from your foundation that could cause excessive movement. It is equally important to maintain proper drainage so that water doesn’t stand near the home for extended periods of time. This can cause the soil to expand and put pressure on the foundation.
• OKIE - Call 1-800-522-6543 for locations of underground utilities before digging in your yard.
• Windows - Caulking around windows should be maintained annually to prevent water leaks.
• Brick and Mortar
  • Hairline cracks in the brick and mortar are common. Cracks more than ¼” are covered for one year by your warranty.
  • Brick is a porous material that moisture can penetrate. Therefore, weep holes are located along the bottom row of the brick to allow moisture to escape from the walls.
  • Locate control joints.
  • Prevent lawn sprinklers from spraying water on brick.
• Vinyl Siding - Maintenance includes only periodic washing when needed.
• Wood Siding - Periodic maintenance such as re-painting and re-caulking joints will need to be done. Re-caulking of joints is very important to keep out exterior elements.
• Fence
  • The fence is made of wood and will be exposed to natural elements such as high winds, rain, hail, and temperature variations. The fence is not covered under your home warranty due to the natural characteristics of wood and its exposure to the above natural elements. In the case of severe damage, please contact your insurance company.
  • Some things to remember about your fence:
    • Excluded from warranty.
    • The bottom of the fence is set up off the ground. This allows for proper drainage and room for sod to be laid in the future. This also prevents the bottom of the fence from rotting.
    • Keep the soil moist around the base of fence posts. This will help prevent excessive movement caused by high winds that could damage the posts. This is very important during hot and dry weather.
    • Due to high winds, make sure the gate is always latched to prevent damage to its hardware or operation due to slamming.
• Termite Protection - Termite treatment on your home is only effective for one year. This is due to government rules that restrict the type and strength of chemicals that can be used. These rules have been put into effect to protect your health.
• Air Conditioning Unit
• Change out the interior air filter every 30 days. This allows the unit to run properly.
• Clean the exterior radiator fins around your A/C unit periodically with a water hose to remove grass and other debris. This allows the unit to run properly.  Try to spray it from the inside out.
• Locate the A/C electrical disconnect and the water diverter on the roof. The water diverter prevents rainwater from dripping directly on the fan.
• The A/C unit should be serviced twice a year at the change of seasons.
• Water Outlets - Avoid leaving garden hoses connected during cold weather. Water could freeze in your plumbing lines causing them to burst.
• Gas and Other Items - Locate the main gas shut off, the sewer clean out, exterior electrical outlets, kitchen sink clean out, and dryer and fireplace vents.

Interior

As we begin to evaluate the interior of your home, please keep in mind, we will be evaluating your home in the way you and your family will live in it.
Entry.

• Exterior Door - Weather-stripping is installed to provide a tight seal. Some exterior doors have an adjustable wood threshold. This threshold is a treated wood that is not stained.
• Wood flooring - Wood floors respond noticeably to changes of the humidity level in the home, especially in the winter. Do not mop with water. Clean spills with a soft cloth and a wood floor spray cleanser.
• Bedrooms - Locate privacy key on door knob (master bedroom only).
• WIndows
  • Fine dust may penetrate through the window when exposed to high winds. 
  • Condensation occurs when moist air touches a surface that is colder than the dew point of the air. If the cold surface is below freezing, the condensation will appear as frost. A common example of moisture condensation is the sweat that appears on a glass of ice water. This is the same thing your windows will experience in cooler weather conditions. Make sure to wipe off any excess moisture that gets on your windowsills because it will damage the wood. To reduce the amount of condensation, run the exhaust fans, thermostat fan, and ceiling fans. Raise blinds, pull back curtains and lower the overall temperature of the home.
  • Seal failure of double pane windows has occurred when moisture appears between your window panes. The window manufacturer offers an extended warranty to cover such occurrences.
• Ceiling Fan - Features include adjustable speeds and reversible airflow.
• HVAC Vents - Leave the bedroom doors open as much as possible to help keep the temperature even throughout the home. Also, the vents can be opened and closed to adjust the temperature in certain areas of the home. (Note: Some rooms are fitted with transition grills that allow air to flow even when the doors are closed.)
• Closet - Locate the main water shut-off and attic access (if applicable).
• Bathrooms
  • Locate privacy key on door knob.
  • Avoid using abrasive cleansers on countertop, sink, tub, or shower. We recommend cleaning with soap and water. 
• Toilet
  • Locate water shut-off to toilet
  • Water conservation laws only allow for a 1.5 gallon flush. We have found that occasionally the toilet must be flushed more than once to clear it. We strongly recommend waiting until the tank completely fills up before the next flush is initiated.
  • Avoid leaning against the toilet tank. It is not designed to support weight.
• GFCI outlets - Locate and review operating instructions.  Ground Fault Circuit Interrupters are safety plugs designed to cut off power in case an electric appliance comes in contact with moisture
• Exhaust Fan - Running the exhaust fan reduces moisture levels and provides for air exchange in the house. Make sure to turn on the exhaust fan while taking a shower or bath and to leave it on for at least 15 minutes afterwards.
• Marble Showers - Caulking at the joints may separate over time. Regular maintenance is required and will prevent water from leaking underneath the shower.
• Whirlpool Tubs
  • We recommend that the water temperature not exceed 102 degrees.
  • The bath should be filled to at least 1” over the jets before activation.
  • When bathing is complete, place all jets in a downward position to allow the unit to drain properly.
  • Bubble bath or bath oils are not recommended.
  • For a thorough cleaning of the jetted system, every two or three months the bath should be filled with water. Add a small amount of liquid automatic dishwasher detergent (Ex. Cascade, Sunlight, etc.). Circulate for ten minutes, and then empty the bath. Re-fill with cold water, circulate for ten minutes, and then empty again.
• Hallway - Locate Smoke & Carbon Monoxide Detectors. Devices are wired into the electrical system and have a battery back-up. Smoke alarms are interconnected and need to be tested weekly.
• Thermostat Control
  • Locate and review operating instructions.
  • Run the fan continuously (Fan On) to help reduce condensation on the windows in cooler weather. 
• Return Air Register and Filter - Replace the air filter every 30 days to allow your heating and cooling unit to function properly and to keep the air clean.
• Locate Doorbell Chime and Security Alarm Siren
• Family Room
  • Fireplace
    • Review operating instructions.
    • The glass screen will fog initially when fireplace is turned on. Once the glass is acclimated to the temperature change the fog will disseminate.
    • With repetitive use, the glass will have a light powdery coat that will need to be cleaned every 2 to 3 weeks.
    • The glass screen will become very hot and will burn you if touched. Make sure to prevent small children from touching the glass.
    • Push in on both sides of the bottom grate for access to the pilot light.
    • It is not recommended to run the fireplace constantly as a heating source. Your furnace will heat the house much more efficiently with less gas use.
    • Some noise should be expected on windy days and some small amounts of water can penetrate into the fireplace when rain occurs.
    • Closed Combustion Technology uses no air from inside the home.
    • Standing Pilot light is not electric. It will work in a power outage.
    • Emits radiant heat for warmth.
  • Carpet
    • Vacuum at least twice a week.
    • Vacuum with the seam.
    • If threads and loose fiber work themselves to the surface do not pull at them because this will cause further damage. Cut them off flush to the carpet.
    • Professionally steam clean once a year to help maintain the life of the carpet and the carpet warranty.
    • When spot cleaning use water-based cleansers only.
    • Carpet is not covered due to damage by pets.
• Due to the expansion / contraction of different materials used in your home, minor sheetrock cracks and nail pops may occur - These are normal. All building materials are subject to expansion and contraction caused by changes in temperature and humidity. Dissimilar materials expand or contract at different rates. This results in separation between the materials. The effects can be seen in small cracks in drywall and in paint, nail pops, and separation of caulk, especially, where grout or caulk meets a tub or sink. These can be alarming to an uninformed homeowner, but they are very normal even in the highest quality construction. They will be most noticeable during the first year but may continue beyond that time. In most cases, painting and caulking is all that is needed to conceal this very natural occurrence. Out of courtesy, we will return to your home once within the first year to take care of any such occurrences. After the first year, it is a homeowner maintenance item.
• Garage - The garage is not considered a living area in the home; therefore, it is not constructed as such. For example, there is no insulation in the exterior walls and there is no trim where the wall meets the floor.
• Hot Water Tank and Furnace
  • These may be located in the garage or in other areas of the home.
  • Review pilot light instructions and how to adjust the water temperature.
  • The Pop-off valve is a safety device to relieve excess pressure if the hot water tank were to malfunction.
  • The Condensation Line will drain excessive moisture when the a/c unit is running.
  • Combustion Air Vents allow outside air to be fed to the furnace.
• Heating Ventilation and Air Conditioning (HVAC) 
  • It is recommended to schedule maintenance for the HVAC system twice a year at the change of seasons. Note – the furnace unit will not function properly if the lower face-panel is not set correctly.
  • Air-Cycler
    • This works with and enhances the effectiveness of your HVAC system by periodically circulating air throughout your home. 
    • We recommend maintaining the pre-programmed settings, which are set for the air-cycler to run for 7 minutes and then to turn off for 20 minutes.  The air-cycler works by drawing in fresh filtered air, helping to balance humidity.
  • Master Control Panel - Your master control panel automatically shuts off (trips) any circuit that becomes overloaded.  When this happens, the breaker switch in the panel flips over to the tripped position. This is not the off position. When resetting a tripped breaker make sure to turn it all the way off, then back on again. All switches are labeled for the circuits they control, but they still should be tested before doing any electrical work. SEE PRODUCT INFORMATION TAB.
  • For HVAC emergency service you can call the number listed on the breaker panel.
• Utilities - Please transfer all utilities to your name within 48 hours of closing. This will prevent a gap in service. If problems arise in the transfer, please contact us immediately.
• GFCI outlet - Do no use for a freezer or refrigerator.
• Attic Access
  • The spring-loaded attic ladder should be shut gently so damage does not occur.
  • Avoid overloading the attic ladder and attic storage area. The attic ladder has a weight limit of 250 pounds. Heavy objects should not be stored in the attic.
  • Do not store flammable products in the attic.
  • Locate attic light.
• Overhead Door
  • Lubricate every 6 months by brushing motor oil on the tracks.
  • Locate safety sensors at the front of the garage.
• Garage Door Opener - Installation of a garage door opener by someone other than Ideal Homes will void the overhead door warranty.
• Utility Room
  • Locate the dryer vent, gas and electric hookups, hot/cold water supply, and washer drain.
  • Electric Dryer. Make sure the plug-in matches your personal dryer’s electric outlet.
• Protect your flooring when moving in appliances.
• A Paint Touch-up Kit is provided for your convenience - It is not possible for Ideal Homes to match paint exactly without the touch-up kit. When touching up, make sure to use the correct paint. (Ex. Semi-gloss vs. flat).
• Kitchen and Breakfast Room
  • Cabinets and Countertops
    • Kitchen countertop caulking can separate over time. Keep countertop dry and re-caulk as necessary to prevent damage. Do not set hot objects on the countertops.
    • Do not use abrasive cleansers. We recommend cleaning with soap and water. 
    • Cabinets may separate from the wall due to the expansion and contraction of different materials. Re-caulking these areas is recommended.
    • Use a cleaning cream when cleaning glass range tops (Cerama Brite or a cook top cleaning cream brand), to help protect the top and make clean up easier.
  • Refrigerator Water Box - A licensed plumber should connect the water line for you.
  • Sink
    • Locate drain stops.
    • The drain under the sink has joints that are connected by a hand tight plastic fitting. Do not use a wrench to tighten fittings. Locate water line shut-offs.
  • Garbage Disposal - Locate reset and un-jam key.

We recognize that timing is vitally important in planning your move or finalizing your loan.  Your home starts with an estimated completion date, and we do everything we can to finish your home on or before that date.  However, there are many factors that come into play that may affect your initial estimated closing date.

• Weather, material shortages, and labor shortages can delay many aspects of building.
• A delay in responding to a request by your Lender.
• Changes submitted after the original purchase agreement has been completed can also add days to the schedule.

We will be able to give you an accurate completion date when construction reaches a point where weather and other factors are unlikely to impact completion of your home. Until then, many factors can alter the schedule.

Closing Documents

At closing, documents necessary to close the loan from the mortgage company will be approved and delivered. Please retain these documents in the folder provided at closing. The principal documents include:

Warranty Deed

This conveys the home and homesite to you, subject only to permitted exceptions.

Title Commitment

A standard ALTA owner's title insurance committing to insure the merchantable title of your home to you in the amount of the purchase price.  This is subject to the permitted title exceptions that may be described in the Purchase Agreement.

Within sixty (60) days after closing, the title company will mail you a standard ALTA owner's title insurance policy, insuring your title to your home in accordance with the commitment you will have already received. This policy should be kept with other valuable papers.

RWC 10-Year Structural Warranty

A copy of the RWC 10-Year Structural Warranty is provided in this guide under the tab titled “RWC.” Please read it thoroughly. Your warranty goes into effect on the date of closing. 

Promissory Note

The Promissory Note is from you, payable to the lender in the principal amount of the loan, plus interest. 

Mortgage

This encumbers your home as security for repayment of the Promissory Note.

Closing Expenses

Certain customary items in connection with the property will be prorated to reflect the respective periods of ownership of the property, for example, taxes and utilities. You will be charged for such items as prepaid expenses, reserves required by your Lender, and homeowner's association dues. These will be prorated to the date of closing. Prorations of general real property taxes and assessments will be based on the current year's taxes and assessments. If they are not yet available, they will be based on the taxes and assessments for the prior year. All adjustments and prorations at closing will be final.

The Final Number

The final closing cost figure is available within 24-48 hours of closing date. Although a reasonably close estimate may be determined prior to the date of closing, several of the items included in the final total are subject to last minute adjustments. This is the result of many factors over which the title company has little or no control.

Preparation

You will need to bring a cashier’s check payable to the applicable Title Company to the closing. No personal checks or cash can be accepted. In your planning, be sure to allow time to obtain these funds. In addition, please keep the following items in mind:

Documents

The Real Estate Settlement Protection Act (RESPA) provides you with many protections. Under this law you can request copies of the documents you will be signing at the closing prior to the appointment. Although these documents are not negotiable and thousands of homebuyers have signed them, you should read them before the closing.

Insurance 

You will need to obtain and present proof of a homeowner's policy from your insurance company. Your insurance agent should know exactly what is needed. We suggest you arrange for this no later than three (3) weeks prior to the expected closing date.

Builder or Mortgage Issues

The Title Company is not authorized to negotiate or make representations on behalf of any of the parties involved in the closing. Therefore, please discuss any questions, agreements, or other details directly with your Lender or with Ideal Homes before closing.

All buyers will need to notify all applicable utility companies of your move so that service is provided in your name. We suggest that you contact these companies well ahead of time (about a week before closing) to avoid any interruption in service.

1. With the exception of one or two communities, every Ideal Homes & Neighborhoods community has a Home Owners Association (HOA). Membership in the HOA is mandatory, and each Homeowner pays annual dues. The annual dues are used to maintain the entrances to the community and to maintain any common areas such as ponds, greenbelts, parks, or swimming pools owned by the HOA. What follows is a brief overview of how HOAs are formed by Ideal Homes, how they are managed, and what role they play in the lives of our homeowners.
2. Your HOA is incorporated as a not-for-profit corporation at the State of Oklahoma’s Secretary of State office. The Certificate of Incorporation is kept on file at the Ideal Homes office. In addition to the Certificate of Incorporation, there are other governing documents that affect the HOA. These are the Restrictive Covenants, the HOA Articles of Association, and the By-Laws. In some communities, these governing documents are separate, while in others they are lumped together in what is known as the Declarations. At closing on your new home you will receive copies of these documents.
   
3. Ideal Homes & Neighborhoods forms mandatory HOAs so that after we have built and sold the last home in a community and turned the HOA over to the Homeowners, the HOA will have guaranteed annual income to maintain entries and common areas for which it is responsible. Until such time that the HOA is turned over to the Homeowners, it is administered by CSolutions and the HOA Board of Directors.
4. In addition to the responsibility of maintaining entries and common areas, your HOA has the very important responsibility of abiding by, and sometimes enforcing, the provisions of the governing documents, especially the Restrictive Covenants. The Restrictive Covenants are in place to protect property values. This document, filed for record at the appropriate county court house, essentially places restrictions on what a Homeowner may do to, or with, his or her property in the community. For example, you will find restrictions dealing with fencing, garage conversions, boat and RV parking, yard care, and storage buildings to name just a few. These and other restrictions are in place to protect and enhance the property value of every home in the community. On the other hand, it is not within the scope of the HOA to address such problems as unruly pets or children, disagreeable neighbors, late night parties, and similar occurrences that are best handled by individuals or the appropriate municipal agency.
5. Should you have any questions about your HOA or any of the governing documents, please contact CSolutions cms@csolutionsok.com, who will be more than happy to answer your questions and assist you.