What to Know About Front Light Building Company in South Carolina
Front Light Building Company is a residential builder operating in South Carolina
Front Light Building Company builds single-family homes and residential developments across South Carolina. The company operates as a private builder, not a government agency, and sells homes to individual buyers through standard real estate transactions. If you are considering purchasing a home from Front Light or want to understand how the company operates, this guide covers what you should know before moving forward.
Like any builder purchase, buying from Front Light involves a construction contract, a timeline for completion, and specific terms about what is included in the sale. Understanding these elements before you sign protects you from surprises during construction or at closing.
Key Takeaways
- Front Light Building Company is a private residential builder in South Carolina, not a government program or subsidized housing option.
- Purchasing a new construction home requires a signed contract that specifies the price, completion date, included features, and what happens if the builder delays or changes plans.
- You should have a real estate attorney review any builder contract before signing, as these agreements heavily favor the builder unless negotiated.
- New construction purchases typically require a down payment, construction loan or mortgage pre-approval, and inspections at key stages before closing.
- Builder warranties cover structural defects and systems for a set period, but the terms vary by builder and should be reviewed in writing.
What a builder contract actually covers
A builder contract is not the same as a standard real estate purchase agreement. It specifies the lot, the floor plan, the price, the estimated completion date, and which upgrades or features are included in that price. Anything not listed—flooring, appliances, exterior finishes, landscaping—may be an upgrade you pay extra for, or it may not be included at all.
The contract also defines what happens if the builder delays completion, whether you can make changes to the plan after signing, what happens if the builder goes bankrupt, and how disputes are resolved. Most builder contracts include arbitration clauses, which means you agree to settle disputes outside court. Read these sections carefully or have an attorney explain them, because they limit your options if something goes wrong.
Ask the builder for a detailed list of what is included in the base price and what costs extra. Request this in writing. Verbal promises about finishes or features do not hold up if they are not in the signed contract.
Financing and down payment requirements
Builders typically require a down payment at signing, often 5 to 10 percent of the purchase price, though this varies. You will also need mortgage pre-approval or a construction loan commitment before the builder will sign the contract. The lender will order an appraisal and verify your income and credit.
Construction loans work differently than standard mortgages. The lender disburses money in stages as the builder completes each phase of construction—foundation, framing, rough-in, final. You pay interest only on the amount drawn during construction, then the loan converts to a standard mortgage at closing. Ask your lender for a detailed schedule of when draws occur and what triggers each payment.
If you are financing through a builder's preferred lender, compare rates and terms with at least two other lenders. Builders sometimes offer incentives to use their lender, but that does not mean the terms are the best available to you.
Inspections and what to check during construction
You have the right to inspect the home at key stages: after framing, after rough-in (electrical, plumbing, HVAC installed), and before closing. Bring a checklist or hire a third-party inspector to walk through with you. Take photos and document any defects or incomplete work.
Do not close on the home until all agreed-upon work is finished and any defects are corrected. Once you sign the closing documents, the builder's liability for incomplete or defective work drops significantly. If the builder says work will be finished "after closing," get that promise in writing and hold back part of your down payment or closing funds until it is done.
A final walk-through inspection the day before closing is standard. This is your last chance to confirm that all work is complete and the home is in the condition you agreed to purchase.
Builder warranties and what they cover
South Carolina law requires builders to provide a one-year warranty on workmanship and a ten-year structural warranty on major structural defects. However, the builder's written warranty may limit what is covered, what you have to do to make a claim, and how long you have to report a problem.
Read the warranty document before closing. Some warranties exclude certain systems, require you to perform maintenance in a specific way, or require you to notify the builder within a short window after discovering a defect. If the warranty is vague or excludes major systems, ask the builder to clarify in writing.
Keep all documentation—the warranty, your inspection photos, any written requests for repairs, and the builder's responses. If a defect appears after closing, you will need this record to file a claim.
Common issues with new construction purchases
Delays are common. Builders often underestimate completion dates, and weather, supply chain problems, or labor shortages can push timelines back weeks or months. Your contract should specify what happens if the builder misses the completion date—whether you can cancel, whether you get a price reduction, or whether you simply wait with no recourse.
Change orders are requests to modify the plan or add features after signing. The builder will charge you for these, and the cost can add up quickly. Avoid change orders if possible by finalizing your choices before signing the contract. If you do request changes, get the cost and timeline in writing before work begins.
Defects discovered after closing are your responsibility unless they fall under the builder's warranty. This is why inspections during construction matter. Catching problems before closing is far easier than fighting the builder afterward.
When to hire a real estate attorney
Hire an attorney to review the builder contract before you sign. The cost is typically $500 to $1,500, and it can save you thousands if the attorney spots unfavorable terms or negotiates changes. An attorney can also explain what the warranty covers and what your rights are if the builder fails to complete work or delivers a defective home.
You should also have an attorney present at closing to review all documents and ensure the home is in the condition you agreed to purchase. This is not optional if you are financing through a lender—the lender will require a title search and title insurance, which an attorney typically handles.
Frequently Asked Questions
Can I cancel a builder contract if I change my mind?
Most builder contracts do not allow cancellation without penalty. If you cancel, you typically lose your down payment or pay a cancellation fee. Read your contract to see what the penalty is. Some contracts include a short "right of rescission" period—usually 3 to 7 days—during which you can cancel without penalty, but this is rare.
What if the builder goes out of business before my home is finished?
This is a serious risk. Your contract should specify what happens in this scenario. Some contracts allow you to hire another builder to finish the work at the original builder's expense, or to cancel and recover your down payment. If your contract does not address this, an attorney can help you understand your options and your lender's requirements.
Am I responsible for property taxes during construction?
This depends on your contract and your mortgage terms. Some contracts specify that the builder pays taxes until closing; others shift the burden to you once you sign. Clarify this in writing before signing. Your lender may also require that property taxes be escrowed at closing.
What should I do if the builder refuses to fix a defect under warranty?
Document the defect with photos and written descriptions. Send the builder a certified letter requesting repair, with a deadline. Keep a copy. If the builder refuses, consult a real estate attorney about your options, which may include small claims court, mediation, or filing a complaint with the South Carolina Department of Labor, Licensing and Regulation.
Can I negotiate the price or terms with a builder?
Yes. Builders negotiate, especially if the market is slow or you are paying cash. The contract price, completion date, included features, and warranty terms are all negotiable. Get any changes in writing before you sign. Do not rely on verbal promises.