Townhome is wonderful but their WARRANTY dept is trash! I had to spend $500 to have my handyman come by to reinstall my clothes racks in my primary bedroom! ALL of my clothes fell on the floor at 3am in the morning because they weren't installed correctly! SD warranty dept told me it wasn't covered under my one yr workmanship warranty because I exceeded the weight limit! The rack wasn't even all the way full when it fell!! All good though, I got it installed correctly this time with better materials & an extra rack. Even my handyman said it was installed with cheap materials! My townhome is great, but the warranty dept avoids any responsibility if anything goes wrong! Thank goodness I had the extra $$$ to have it repaired! read more

How come Smith Douglas has a 4.7 rating on thier website and a 1.0 rating here? I have lived in my Smith Douglas home for two years, and what began as disappointment with the landscaping has grown into serious buyer's remorse. I have already spent about $6,000 trying to correct the yard and landscaping, and I am still only partway toward having the kind of property I expected when I purchased the home. It started as disappointment and has grown now into deep regret. The larger issue is not just landscaping. Our declarations included no meaningful cap on rentals, and today roughly 33% of the homes in Laurel Park are rentals. That level of investor ownership has changed the character of the neighborhood. While some may argue that rentals do not significantly affect property values or community standards, our experience says otherwise. In our neighborhood, the rental homes appear to account for a disproportionate share of HOA violations, including neglected yards, trash, beer cans in the street, speeding, loud profanity, and other disturbances. Law enforcement has also been called to the neighborhood multiple times, and as far as I am aware, those incidents have been tied to rental properties. This is not something that should surprise anyone. A neighborhood with a high percentage of rentals is simply different from a neighborhood primarily made up of owner-occupied homes. People who plan to work 30 years to pay for a home should know exactly what they are getting before signing a contract. My advice to buyers is simple: before purchasing from any builder, obtain and carefully study a certified copy of the Articles of Declaration and HOA documents. Pay special attention to rental restrictions, investor ownership limits, enforcement authority, and architectural standards. What is missing from those documents may matter just as much as what is included. If you want to stroll around here and see what I am talking about feel free to contact me. We are on the fence about moving, if we move now, we lose around 70K, if we move later - who knows. Buying a home should not be a crap shoot, watch for the details. Pro tip: If the agent tells you no rentals or limited to 10 % get a copy of the declarations and bylaws, have the agent sign beside the language that shows you are protected. It could save you 100K in the short term. read more

Pipes have frozen 3 times and was told it's my fault for buying next to a field ?!?! No insulation, actual ice in shower with heat on 68 degrees. Air blows up from floor enough to circulate a fan. Windows are super thin. Cold penetrates. Sod is worthless thrown over all the garbage and scraps. read more

Smith Douglas Homes - Wall temp. - Real Estate Services Near Me - Woodstock, Georgia

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To Whom It May Concern: I am a homeowner who purchased a Smith Douglas property approximately 18+ months ago. On July 2, 2025, I reported a significant leak in my bedroom ceiling that is actively causing structural damage. [[HIGHLIGHT]]Mike Greenway (warranty manager) was sent to inspect the issue but provided no clear explanation of the damage when I inquired.[[ENDHIGHLIGHT]] But said he could only report back to Smith Douglas. I then received an email from Smith Douglas legal representative, Brett Steele, confirming that a vent in the attic was indeed damaged and was the cause of the leak in my master bedroom ceiling. This will eventually erupt into the ceiling possibly caving in. Brett, however, rather than standing by their warranty, Smith Douglas offered only a limited patch repair and had already patched it some months back. Brett indicated that I would be responsible for restoring the interior damage (aesthetically). As a homeowner still well within what should be a reasonable quality assurance period, I find this response unacceptable, and Georgia laws protects consumers from companies like Smith Douglas. I am formally requesting that Smith Douglas fully repair both the cause of the leak and restore my home to its original aesthetic condition. [[HIGHLIGHT]]As of today, no one from their team has followed up, and Brett Steele has ignored all other communications from me.[[ENDHIGHLIGHT]] I find this both unprofessional and offensive for a company as large as SD. I would appreciate a prompt and professional resolution to this matter to avoid escalation to consumer protection authorities expeditiously. Sincerely, Dr. G read more

The worst made home because you can't run the AC at a lower temperature during the fiery summer months or your house will acquire mold and mildew. When the warranty was contacted numerous times about the home maintaining heat in the house at 72 degree temperatures, they say you can't run the temperature at 70 or 68 or you will acquire mold and mildew, and their recommendation was to run the temperature at a comfortable 72 degrees. It is not comfortable but humid and hot at that temperature. Before making our final purchase of this home, we had a personal home inspector check out everything and made his recommendations and Smith Douglas Homes did not heed the report submitted. Which tells you, Smith Douglas doesn't care you're making the purchase as long as you purchase the home and when your warranty is over, they won't do anything about it as long as they get their money. Needless to say, they say their AC units are top of the line eco friendly and efficient for comfort home living. I just got out of a rental to purchase this so called family home but I should have stayed in the rental because though the house was old, we were able to run the AC unit at 68 for 2 floors during the summer months and no mold and mildew wasn't seen. [[HIGHLIGHT]]The builders did not prioritize the customers complaints, therefore did not value the customer enough to take care of the issues complained about.[[ENDHIGHLIGHT]] read more

DO NOT BUY FROM SMITH DOUGLAS - THEY SOLD US MOLD AND THEN CANCELED OUR FAMILY'S HOME [[HIGHLIGHT]]Our experience with Smith Douglas Homes was not just disappointing -- it was devastating.[[ENDHIGHLIGHT]] We went under contract on what we hoped would be our family's first home. We spent five months watching it come to life, brick by brick, with excitement and anticipation. This wasn't just a property to us -- it was meant to be our safe place to raise our toddler daughter. During the pre-drywall inspection, our licensed inspector found visible mold inside the framing of the home. We raised the issue immediately. Smith Douglas claimed they remediated it -- but refused to allow us to confirm this through another mold inspection. We simply asked for a follow-up test to ensure the mold was actually gone. That's a basic expectation, especially when the health of a young child is involved. Mold is a serious health hazard. It can trigger asthma, allergic reactions, and long-term respiratory illness -- especially in children and vulnerable family members. For a builder to block a second mold inspection and refuse transparency is not only irresponsible -- it's unethical. But what happened next is even more telling. [[HIGHLIGHT]]After we continued to ask for proof that the remediation was successful, Smith Douglas terminated our contract. No resolution. No compromise.[[ENDHIGHLIGHT]] They cut us out completely -- as if we were the problem for wanting a healthy home. After five months of emotional investment, planning, and dreaming about our daughter growing up in that home, we were left with nothing. No home. No trust in this company. Just heartbreak and deep concern for any other family who may walk into this exact home in Sanders Park. Smith Douglas Homes knowingly denied us peace of mind, then pulled the plug when we demanded accountability. That's not a builder you can trust -- it's a business prioritizing speed and sales over safety and ethics. If you're a family -- especially with young children -- please think twice before trusting Smith Douglas with your home. read more

My townhome is built by Smith Douglas Homes, and I love the layout. Especially the high ceilings and two car garage.

Absolutely terrible experience. They string you along until just outside of your warranty time frame and when everything starts breaking, they refuse to fix them. To start my list my rear patio on my house is cracked and has several holes in it. When it was brought up in my walkthrough, I was told that nothing could be done and the guy doing the walkthrough with me refused to notate the problems. 3 houses near me whose foundation was poured at the same time had their driveways and various other exterior concrete repoured with no issues. [[HIGHLIGHT]]I have reached out to SDH several times to have this fixed and have been told that because it wasn't on the walkthrough and its outside of one year, they will not fix it.[[ENDHIGHLIGHT]] The sink in my guest bathroom's sealant has come completely off of the countertop and the sink slides freely. I was essentially told it would not be fixed because I was out of warranty. Something I should not have to worry about on a two year old house. We were also told that the plumbers used a cheaper putty on the plumbing to cut costs which would have led to mold within a year if we had not caught it. These issues combined with several drainage issues in the back yard, cheap sod which was riddled with weeds and other people have needed THOUSANDS of dollars to correct, put in the yard to cut costs, The roof coming off in several places before the year was up, as well as cabinets literally falling off of the walls due to incorrect installation. These are only a small few of the issues involved with these builders and their reluctance to fix most of the issues speaks to their character and quality of work. Do yourself a favor. DO NOT BUY FROM SMITH DOUGLAS HOMES. read more

Almost 2 years later and compliments of SmithDouglas Homes, I'm digging up concrete and rocks under the dirt where sod was laid. Sod never grew and then I started seeing chunks of concrete and rocks along the walkway. Some are also scattered around the yard. Also, wooden stakes are still there. One was attached to a big chunk of concrete. One stake is still there because I can't dig it out. Carelessness and lazy! PLEASE check the landscaping BEFORE closing! read more

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I can tell you one important thing. I went in last week and found they were running a special interest rate. [[HIGHLIGHT]]Spent hours with the agent, employee of Smith Douglas, who went over every aspect of three different homes under this "umbrella".[[ENDHIGHLIGHT]] I decided on the home I wanted to buy and the agent started the process. I also had my agent with me. [[HIGHLIGHT]]Communication started earlier in the week regarding a contingency on one of the homes. It was agreed upon.[[ENDHIGHLIGHT]] I was sent to the mortgage company to expedite the process to lock in the rate and secure the home.[[HIGHLIGHT]]By the next morning, I had my preapproval and was ready to place my earnest money.[[ENDHIGHLIGHT]] Everything was good. Late that afternoon my agent called and told me we were denied the special rate because of a timeline. another agent said it had to be within a 60 day from the closing. Today is July 26 and the closing would be September 30. That is over 60 days. I would assume that someone employed by this company would know these stipulations before directing you through the approval process. They will not in good faith honor the agreement that they were selling me the house under. But now they have offered up a solution to this problem. Of course it's a high interest rate, a bait and switch from what was offered. I don't find this company, honorable or professional at all. The houses are the same quality as another builder that is in the area with another bad name. I did check their reviews and Smith Douglas comes out at a 2.6. I think I dodged a bullet due to their unethical practice. read more

It took two weeks to get the air repaired My friends home was so hot for over two weeks before it was repaired. read more

I had the pleasure of purchasing a Smith and Douglas home, and I must say, I absolutely love my home. My home buying journey began in July 2022 during the early phases of construction. I added my name to the list and received a call back towards the end of August. I had the opportunity to choose countertops, appliances, and colors for my new home. Originally scheduled to close in February, my closing date was pushed to the end of April due to some delays, which coincidentally worked well for me as my lease was ending in May. Throughout the construction process, I was able to track the progress using the app, and April, the realtor from Smith & Douglas, kept me updated through text messages and pictures. Over the six months I've been in the home, I encountered some minor issues, including a drainage problem with the toilet that led to plumbing overflow. Thankfully, I was home and could address it promptly. I contacted the plumber recommended by Smith & Douglas for warranty-related issues, and he came out even on a holiday weekend to fix the problem. More recently, I noticed some shingles had blown off, and after submitting a warranty request, they promptly came to fix it. While there have been a few minor flaws, I can confidently say that I am thrilled with my new home, and the Smith & Douglas team has been great throughout this journey. Hampton Ga read more

I really wish I could rate this company zero stars. [[HIGHLIGHT]]I should have seen the red flags when I was met with resistance when I tried to hire my own home inspector.[[ENDHIGHLIGHT]] [[HIGHLIGHT]]I was told that my inspector had to be part of a paid membership organization, which I later found out is not true.[[ENDHIGHLIGHT]] My HVAC had to be repaired 8 times in the first year. Shower was not sealed properly. I had to replace my outside door because they used wood framing which allowed it to absorb water and cause damage to my frame. Amongst a number of other issues, my biggest issue had been that they never installed a boot over the pipe going out of the roof. So, I get to replace a portion of my ceiling now due to their shoddy work. read more

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Wish there was 0-stars as an option!! BEWARE and DO NOT BUY HERE!!! Price Changes: Information regarding price changes was not communicated prior to the creation of the contract. Transparency in pricing is crucial for maintaining trust in the buyer-builder relationship. Price for the property was reduced by more than 5% (USD 15,000) in less than a week of writing the contract. [[HIGHLIGHT]]Several attempts to get an explanation have taken weeks before I got any response threatening that earnest money deposits will be withheld.[[ENDHIGHLIGHT]] Discrepancies in Pricing: The builder is selling the same layout in the same neighborhood with the same upgrades at 15,000 USD lower than what I have been quoted. This practice raises concerns about fairness and consistency in the pricing strategy. [[HIGHLIGHT]]Lot and Upgrade Restrictions: Request to change the lot or upgrade to a single-family home, despite those options being available in the neighborhood was denied?[[ENDHIGHLIGHT]] Does Smith & Douglas operate with Buyer's Contract as a means to trap customers? Definitely feels like I was trapped. [[HIGHLIGHT]]Communication Issues: Despite my efforts to reach out to the sales team's manager - Patti Kviesis, I have not received any acknowledgement or response to my emails.[[ENDHIGHLIGHT]] Wow! Earnest Money Deposit: Threats that earnest money deposits would be withheld. This seems concerning, especially considering the circumstances surrounding the fact that now I am being forced to purchase the property at USD 15,000 higher than what they are selling it to other customers. read more

Terrible customer seevice and poor quality. [[HIGHLIGHT]]Be aware of the half-truth lies the seller agent tells you.[[ENDHIGHLIGHT]] Be prepared to make multiple requests to fix any post-purchuse repair. I talked to construction management 6 times for a minor repair within 3 months before it is finally done. [[HIGHLIGHT]]I agree with other reviews, there should be a zero or negative star for this company.[[ENDHIGHLIGHT]] read more

I have had issues since I moved in with the heating and air. I would give them a negative rating. April will be 2 years dealing with this situation. My house smells like smoke sometimes and other times there is a sweet smell. AC has been leaking freon since I moved in and each time D & L Heating came out they said nothing was wrong but they told me it was low on freon so they put freon in it. Came out time and time again saying nothing was wrong but they did put freon in again. The sweet smell comes on every time the heat comes on. I'm beginning to think that I am being poisoned from the smell. They replaced a coil and once they did that is when the smell started. My yard is washing away. Everyone's yard in Crestwood subdivision looks horrible. The sod is beyond acceptable. read more

I went under contract for Lot 40 in Silver Commons Trace in Dallas in January. Throughout the process, the builder "forgot" to install upgrades such as a door in the garage, additional outlets, per the contract. They poured the foundations during a severe thunderstorm warning, and you guessed it, cracked (more than 1/4 inch per standard) and crumbling foundation which my inspector called out, but no correction was ever made. Settlement inside and perhaps even that bowed wall were occurring almost immediately at the end. Lara-their realtor will email you things like "look at your view" etc which I attribute to smoke and mirrors as the builder did a horrific job. Cabinets were broken, tile hung up crooked, doors beat up, hardware for doors and door frames cracked and shotty work throughout. But hey..there is a nice view. Contractors smoked inside the home throughout the build, and at the walk through the punch list was 2 pages long. There was trash in the paint throughout the home, home flooring was not cleaned between sanding the drywall and painting. When the tile guy installed the tile that was not laid down correctly, they scratched the garden tub up really bad. The fix was to scrub the finish off of a brand new tub, leaving it dull on one side only and rough to the touch. Matt-the construction supervisor was extremely rude with me at both meetings when I called out horrific issues with the home. One hour prior to close, Matt did not like me calling him out on a bowed wall in the staircase, tile issues in master bath, ruined master tub, serious issues with paint, crooked walls, crooked/wavy baseboards at the entrance, and told someone he kept going outside to talk to that I threatened him. Make no mistake when I mentioned legal issues as he was threatening me to not close (one hour prior to close) and I explained I would literally be homeless..he refused to discuss fixes and just kept walking outside to talk without any transparency. Matt tried to tell me his "professional tub guy" did a great job and treated me as if I had no idea what I was talking about. When I pointed out the wall when the sun hit it...I was then told to leave the premises that I had put nearly $26k down on, waited on the property for 6 months, and then the sales manager Perri called, spoke over me, acted like I was in the wrong and said "sorry it had to be this way" when I was told they were backing out of the deal and he hung up on me. The level of poor quality, craftsmanship, and unprofessional, right down misogynistic behavior towards me was mind blowing. I was left literally with nowhere to live and one day to figure it all out, canceling movers, cleaners, utilities, and out nearly $2000 with inspection and appraisal costs. I'm assuming they saw I would hold them accountable for the poor quality and didn't want to make it right or deal with me holding them accountable with the warranty. I am posting the pictures to let them speak for themselves and warn anyone considering them to avoid avoid avoid. Matt used the excuse I threatened them with legal action, however I already had retained an attorney and there was not threat. Legally, I could have tied this house up in court and fought to get it, despite their poorly written contract, but they did wire me back my money and I decided they were no longer worth my energy, nor would I want or desire such a poorly built home. No threats were made and I teach anger management, which I recommend Matt seeking out..as he clearly had issues with a woman who has construction experience calling him out on his lack of oversite in building of this home. What should have been an amazing experience turned nightmarish for me and I am out a lot more with last minute move expenses and missing work to move out of state unexpectantly. If you do not care about issues with foundation, crooked and bowing walls, poor quality, then this is your builder! Also, to add, their fixes are worse than the initial issues as well..if you can get them to fix things at all. Some, like the foundation issues, were just ignored. read more

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I have been in new construction for just two months. On 5/8, I submitted a warranty item on a sink that I noticed had a crack in it and had tried to be fixed by putting white out on it. Nobody bothered to return my call and after a month, I put in another ticket and was told that because it was not caught at walk through, the builder was not going to replace it. I have sent pictures, the room is so small, there is nothing large enough to have damaged it after closing. It is very small and unless I had a magnifying glass, would not have caught it. There are still people buying in here in Sawgrass and they are already pulling these kinds of stunts. At least my last builder had the decently to call me back and lie to my face, I can't even get that here. read more

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I'm in house-buying mode and found the perfect home in Covington, GA. I'm a veteran with a VA Home Loan option, and these people wouldn't budge below a 3% down payment. They can call it what they want, but earnest money is the same as a down payment. It was August and the house wasn't due to be finished until February 2023. How on Earth do they expect people, who aren't rich, to let them sit on over $12k? Most of these builders aren't on time finishing homes, there's little-to-no inventory out there, and there was just no way. This is how the housing market discriminates against people. I'm supposed to have the option for $0 down, not $12k. They completely ignored that I served my country or for their freedom to charge crazy prices & down payments ... to Veterans! It wasn't the exact house I wanted in the subdivision, but all the ones with basements were sold. I'd have to wait probably another year before they sold out of their current phase and began to build the foundations for another, let alone finish. The foundation of the model I was settling for hadn't been built. They're very nice homes, hence I gave more than 1 star. But, that earnest money for a veteran was ridiculous. It's no longer a 100% seller's market, and any amount of money I'd put down, I would not throw away. My veteran buddy put down $1k for a bigger house that cost much less a year before the pandemic. I don't care what these greedy builders say; these homes aren't worth what they're putting buyers through. For no reason ... don't tell me about this man-made recession or inflation ... these houses are $150k+ over-priced. These builders in the Atlanta-Metro aren't doing good jobs on new houses anymore, and they always come out with problems after closing. Not for my $12k they wouldn't, and there's no guarantee the inspectors & appraisers will find everything. They get away with high-way robbery here and their warranty companies are terrible. I've been reading reviews; yes I have! I needed my saved money to buy things for my new house; not give to nervous builders who may be having financial difficulties. I need to buy things long BEFORE I close, not afterwards. read more

Smith Douglas must be curating their Google reviews because their Yelp rating is what truly reflects how it should be. I have purchased multiple properties between 2017-2020 from Smith Douglas and should have known better after the first house. As the years have gone by and various contractors have gone through the homes have I truly grasped how terrible the build quality of these homes are. They do not take pride in their work and as a result has costed me thousands over the years to fix the poor work their Smith Douglas and their contractors have performed. 1. False promises. I have every home inspected pre-drywall so I KNOW what was done. In one of the properties, I was told we would have a range hood that vented to the outdoors. During the pre-drywall inspection. The range hood duct from the inside was clearly shown installed from the inside. I have PHOTO proof of this. Upon closing, no exterior hole was ever made to go to the outside. Instead a cheap recirculating vent was installed. Upon bringing it up prior to closing everyone played dumb. 2. Sub-par paint quality. The properties purchased in 2017 have all required complete exterior re-painting. Paint was applied poorly and started flaking prematurely. This has also caused premature rot in some parts of the wood. They use the cheapest quality paint and can not withstand the sun / uv. Having to repaint the exterior of a house within 6 years is ridiculous. I have spent easily $8-10k per property fixing the exterior because of this. 3. Zero attention to detail. I don't care what their agents tell you. They will whisper sweet nothings into your ear and once they have you on the hook all communication and responsiveness goes out the window. GET EVERYTHING IN WRITING. On a particular property, 90% of the caulking on the siding was completely left out. How can you be this negligent? Again, this was discovered only after their poor paint failed and I had to get the whole house refinished. I could go on forever, uneven floors, creaking tile, etc etc. I understand that some people have certain budgets they cant exceed, and unfortunately it lands them into these situations, myself included. However I URGE you guys to consider another builder. I tried to do as much due diligence as possible but as you can see, many of these issues do not appear until your warranty is over and you will be stuck paying out of pocket for everything. Don't say you weren't warned. I don't know how these people can possibly sleep at night knowing they are screwing people left and right. read more

Smith Douglas Homes - Completely left out caulking on siding. - Real Estate Services Near Me - Woodstock, Georgia

I would not recommend anything to do with this company. The service is horrible. The real estate brokers are rude. I have caught real estate agents being dishonest. To them, it's all about the money. read more

These are very poorly made homes. We have had floor issues from the day one. There homes do not get appraised to the price they sell. They advertise square footage of the house wrong which should only count living space. They count closet space in their advertisement. Sales people are very disrespectful. read more

Everything!!! I told them about having 2 dogs so I didn't want any carpet and how I'd like an above ground pool in my back yard since the community had zero amenities and into d is way too expensive. I also said I wanted a large backyard for my dogs as well as for summer outdoor activities. We discussed more about the actual building which didn't begin until well over a month after signing the contract and putting a deposit down. This was t the first time buying new construction so I have experience with the things that are often overlooked or rather taking short cuts. They assured me I wouldn't have anything to worry about. I was extremely clear that I didn't want it thrown together quickly just to meet their deadline. I wasn't in a rush. Had they taken the time to build it they way it should be, I wouldn't have a list a mile long of things they need to correct. [[HIGHLIGHT]]I was also told by Kathi Matrone who was the community salesperson that they never close until everything has been taken care of.[[ENDHIGHLIGHT]] They had a walk through a week before yet didn't manage to accomplish very much from that list. In the end what I ended up with was all carpet upstairs because when the time. And to select the flooring I'm told LVP can only be put downstairs despite them putting it in the laundry room and bathrooms upstairs. I'm the one paying for all the upgrades because without them the house is just a shell literally. I'm also told only inground pools are allowed. When choosing my lot they tell me only about 2 or 3 lots can have my house plan built and what did I end up with, a yard at least half smaller than I was expecting. There was a whole section they weren't opening sales to yet that I could have bought from because I wasn't in a hurry but obviously they were! [[HIGHLIGHT]]Everything was so backwards because they practically make all the choices.[[ENDHIGHLIGHT]] That's the only reason to buy new construction so that you can pick what you want instead of having to upgrade an existing home that may not have all that you want. Now you may think why didn't you back out. Easy answer, but the time you see all the issues they have your money taken hostage. The only way you can get it back is to buy a home from them in one of their communities!!! This shouldn't even be legal. [[HIGHLIGHT]]Absolutely everything should be transparent and honestly presented before signing any documents and prior to any deposits.[[ENDHIGHLIGHT]] There should be an option to get out of the contract when issues arise and get your money back!!! They will sell the house either way. If they did things right from the beginning they wouldn't have to worry about losing money. I haven't even mentioned yet that my pillars outside are an eyesore and they never fixed them right. It's disgraceful. Every single room I. The house has issues with the paint or shoddy looking doors and other things. The rough edges and their explanation is that all of them come from the manufacturer that way. I never had any of that in my older home which was a starter home with lower home values but yet better construction quality!!! Basically the house looks like inexperienced do it yourself lets came in and did the painting because they missed spots or got it on floors, cabinets, door knobs, etc and didn't clean up behind their messes. I'm sorry but I paid for a brand new home it should look like one!!! The models didn't have any of the issues them hone has. Oh and their are cracks all over my carport in the garage and they do r guarantee those. Those weren't visible u til very late stages of building g and the driveway is almost as bad. My old house didn't have an cracks for attest 10 years yet they have them from the beginning???!!! Like o said the list is long. The tile in the master bathroom shower could have been done much better. [[HIGHLIGHT]]One thing is for sure, no one on their staff would buy one of these homes but I'm sure they would lie and say they would.[[ENDHIGHLIGHT]] [[HIGHLIGHT]]They lied about so many other things.[[ENDHIGHLIGHT]] Whatever you do DON'T believe a word they say and buy from a better home builder because you will only be unhappy and dissatisfied with one of their properties. [[HIGHLIGHT]]Smith-Douglas clearly only cares about lining their pockets, NOT satisfying their customers who keep them in business.[[ENDHIGHLIGHT]] read more

BUYERS BEWARE! After living my whole life in the Charlotte, NC area, my wife and I decided to move to Four Oaks, NC to be closer to the grandchildren. We ran across a new Smith Douglas subdivision that looked like the perfect area. It is the perfect area but the builder is not what we thought they would be. Like a lot of the other reviews I've been reading, our yard is a wreck. After being here for just 2 months, I've had to spend several thousand dollars just to try and make the yard safe for the grandchildren to visit and go outside. I have personally removed 2x4's, metal poles, huge rocks, broken glass, countless beer cans, and even a couple piles of discarded clothing that was just left in the yard. On top of that we sent in our 30 day punch list and the warranty person said he as out of town. Was told he would address when he returned. Now, 6 weeks later, he looked at our list of small items, improper seals around front and back door where you can see light, improper caulking around the garage door that allows water to seep in, and a broken septic tank cover that looks like they tried to repair with duct tape. The warranty guy came by when we were not a home and dropped off little square patches that he said stick these on your door and it should fix the seal problem, he said the caulking (after 2 months) has dried and is now a maintenance issue for the homeowner, then said to send him a picture of the septic lid for him to look at. Having a back ground in new home construction, these are the worst responses to and issue I've ever heard. Basically, throw a bandaid on it, or say it's not their problem anymore. Hope this review helps someone trying to make a home buying decision and what to expect from this builder. We really like our floor plan but feel like we're on our own from here on out. read more

I purchased from them in 2017 and had issues some resolved some not til this day. the flooring in both bathrooms began to bubble and warp6-7 months later. I repeatedly and constantly begged them to repair the floors( I traveled for a living back then so I could not stay home when they said they would come) I rearranged my schedule and practically stay home a whole month so they could make it right. finally some guy from their company came by looked at the floors and said " they need replacing ". none ever came nor called or , scheduled an appointment . They even admitted there was problems with the flooring in other houses as well. This is just the tip of the iceberg here So here we are 6yrs later and the flooring in both bathrooms and laundry room are just atrocious. The garage ceiling plaster is just falling like snow. The exterior cheap trim paint they used is peeling like a bad banana..Not only my house but a lot of other houses as well they just slapped some cheap paint and now the HOA is on my case and others to repaint!! Now my roof in my bathroom is leaking and now water spots are so visible and spreading. Less than 6 yrs and I'm seeing more and more cracking plaster and a host of things to lengthy to mention. Does anybody know if a warranty is good after so many years?? I think I've read 10 yrs but only for structural damage. I should have sued then in 2018 for their lawful negligence.and breach of contract. New flooring new roof (allegedly) new paint new garage ceiling. Geesh !!! Thanks Smith Douglas!! I'll never buy them again. Trust folks you're house may look great at inception but a few years later voila! read more

Absolutely horrible builder with no concern for their customers! Once they are paid, good luck getting them to warranty anything. I have a less then 3-year-old home with large slab cracks, moving floor, broken attic trusses, illegal wiring, siding that's falling off the home, incomplete landscaping or and a paint job that looks like a bucket of paint just thrown on the wall. Several calls into the warranty company, oh which happens to be their own company and still no fixes... Buyer beware, if I'd had known what I know now, I would have walked away! read more

Make sure to not sign any contingency agreement with them, otherwise they will make you switch you from houses, put so much pressure on you, and not give you back your $5000 deposit. Totally unprofessional. And the houses look nice but they rush their construction that your house is shaky and things will go wrong all the time, like my hot water went out, my gutters fly away, my ac unit was eating my paychecks. Even after this, I still wanted my mom to live close by, but her house could not sell on their time, and now that we have respected all the rules for the amazing contingency agreement they don't want us give our deposit back. [[HIGHLIGHT]]But they have switched our house plan like tree times, switched lenders and Re do all paperwork, no let you make any changes at all.[[ENDHIGHLIGHT]] [[HIGHLIGHT]]And now that we could not make it through after all our efforts, they don't even care how we feel after all this disappointments, even worse they gave decided to not give us our Earnest deposit.[[ENDHIGHLIGHT]] So be aware. Do not sign any contingent with them, because they will play you like they did to us. read more

This is by far the absolute WORST builder I have ever encountered. BUYER BEWARE!! From the build process to communicating with the home warrant department is TRASH!!!! They take absolutely no accountability for anything. They have an excuse for their crappy workmanship and obvious mistakes. This review is specifically for PETE SMITH the man that works in there home warranty department. My attic door was improperly installed and thankfully my husband discovered it and wasn't hurt. The contractor was scheduled for Wednesday and unfortunately and with no prior notice someone decided to also pave our streets. There was a sign at the front of the community stating, DO NOT DRIVE ON THE STREET and PARK ON THE DRIVEWAYS. We put a cone in our driveway due to us having multiple vendors scheduled that day and wanting to ensure no one parked in our drive way. The contractor made the decision to still drive on our driveway and leave marks on the driveway. We had three people scheduled including who Smith Douglas sent and the other two were courteous enough to follow instructions. One other even called and said, he didn't feel comfortable and I apologized for the inconvenience and said, I understood. Back to Pete and the Smith Douglas. Pete said, verbatim, "I can tell you right now Smith Douglas isn't going to fix this". Pete told me to inform the workers and tell them what happened and blamed it on the developer saying, they're the ones that pave the street and no one gave notice. Then, he told me that the HOA is responsible, but as I told him, they weren't aware either. He said, Smith Douglas didn't know and the homeowners didn't know, but guess who did know NOT to park on my driveway? The contractor that Smith Douglas hired. He then went on to ask me, what would I do if I drove 1hr and 45minutes? I wouldnt have willfully destroyed someone's property. I would have called my manager and asked, what do they suggest, since I need to come into the driveway even though there are signs saying do not park on the driveway. I would have contacted the homeowner and asked if it was okay. I can think of a million things I would have done. Although, we did not get proper notice and it was a HUGE inconvenience. The only people responsible for damaging my driveway is the contractor that Smith Douglas hired and Smith Douglas does not want to take responsibility for someone they sent to my property. read more

I purchased a new home construction in Sanford NC in June 2021 from Smith Douglas Homes. They installed a 3.5 ton unit in a 3000 sq/ft home. The summer temperatures get to the mid 90s. My HVAC cannot cool my home below 76 degrees. When we have guests over, the home gets to 80 degrees. I never thought I would have this issue in a brand new home and no one should ever have to deal with this. Smith Douglas claims the unit is the correct size, but I have written confirmation from HVAC pros who adamantly disagree. I contacted 3 other local Sanford HVAC companies with great reviews who told me the unit should be 5 tons. If you are buying a Smith Douglas Home, beware of this. Be sure you ask for the Manual J and get an independent HVAC to double check. read more

Unprofessional, non responsive, money hungry company! My wife and I were purchasing our first home using smith and Douglas homes. We received our pre-approval letter before putting in an offer and approaching Smith and Douglas. Once our offer was accepted we deposited a significant amount as earnest money directly to Smith and Douglas. After continuing to complete the closing checklist, including paying for an home inspection, our loan officer was not able to come through after giving us pre approval. Even though we did not breech our contract Smith and Douglas has refused to give our earnest money back. Our lawyers have reached out to them with no response. Don't use this greedy company! read more

Before signing the purchase agreement to my newly built home, I voiced my concerns about how they graded the lot and potential water issues. There is a large bank to the right side of my house, and I told them that the bank needed a retaining wall to prevent runoff into the yard. They told me that they would create a slope in the yard that would prevent rainwater from standing in the yard. During the final walkthrough, I noticed that they failed to do any dirt work and they just simply slapped some sod down and hoped that I wouldn't notice, and of course about 20 pieces of fresh new sod were completely ruined. I preached this to them multiple times. I threatened to not purchase the house because of this issue, and they agreed to build a retaining wall, as they should have done in the first place. Now, 6 months later, their cheap retaining wall is not performing as it should, and I have had to file a home warranty claim. I highly doubt they will do anything to help me out. They also failed to complete my master bath shower. They simply just put a tub in there without anything to protect the sheetrock from water. Yes, you heard that correctly. It was literally a tub with a shower head. My response to them was.... how am I even supposed to take a shower in this without ruining the sheetrock? They came out and finished the rest of the shower in tile and just acted like they did me the world's largest favor. Ridiculous. There were also a few other small requests that they failed to deliver after the sale was done. Once I mentioned these items to them, they responded "fill out a warranty claim" in a smart tone. Anyhow, I will never deal with Smith Douglas again. I am 6 months into my home and nothing else has occurred, knock on wood. Find a custom home builder with a good reputation. If that is even possible now days. read more

So I have watched them build up the level of the ground in 1-2 foot increments packing the soil after every rise. They have also put in sheet grass (it's what I call it) to stabilize the bank from the lifts. The concrete form boards went up and under slab plumbing was installed perfectly (I used to do that professionally) as well. Our slab was poured at the end of last week. At this point I can find no fault with the construction of our new home and we are actually ahead of schedule. read more

From the day I moved in, I've had issues with the HVAC. I'm not sure how many times I had to use the warranty, but it was band-aided every time. I will say that the warranty company responded to my certified letter and used a different company to look at my HVAC. However, now that I'm past the one year warranty, I'm still having issues. That's just my biggest issue. There's still lots of small issues. I.e. The framing around my back door was never sealed and they had to come out to fix it. They didn't fix the water damage though. read more

I had a very unfortunate turn of events with our temporary living situation. Smith Douglas is keeping my earnest money after failing to provide my final plat after 5 months. The County blamed them & vice versa. With rates rising & no longer able to afford temporary housing, we had no choice but to buy. They have no conscience. They are morally corrupt. They are happy to keep your hard earned money while dropping prices on their other unsold lots. I cannot afford the house we bought, let alone to lose over 6 months of my salary. They are taking food from my daughters mouth. I've had panic attacks and can no longer sleep worrying about her future. read more

I closed on my brand new home 12/27/2017. Among other construction issues, my Allure siding is cracked and popping loose. I had it inspected and was told the reason that my siding is coming off is because they installed it with finishing nails. Smith Douglas had me to fill out a warranty claim with Allure siding company instead of being 100 % responsible for their negligence. I should have bought an older home to fix up!! It is going to cost me about 20,000.00 to replace my siding. Siding on a brand new home should last at minimum 20 years if it is installed correctly. Buyer beware!! read more

All the complaints are correct. In 3 years my house is completely falling apart. Cheap building, then find every reason not to fix it. I had to call and email the warranty department for months just to get someone out. read more

Couldn't get a straight answer on when and what homes would be available to be built in the Dalton , Ga area. Met with the agent months before the opening told we were at the top of the list. When questioned as to which house would fit on which lot we never got a answer, only told it could be limited. After 9 months and several price increases we went with a different builder . read more

The warranty department is not to be trusted. Please beware! They stalled and then outright lied about communication regarded a needed repair, and have yet to resolve my issue 3 years in. I have now involved my HOA, and knowing what I know now, I would avoid them. read more

Update: closing date pushed back from NOV to now Feb. I don't think we will close in Feb as the framing is complete but we have been waiting on windows and doors for months. read more

Smith Douglas Homes - Real Estate Services Near Me - Woodstock, Georgia

I'm writing this review with the knowledge of good business and also understanding of what a contract is so I get the "how" of the outcome I am about to discuss. We purchased a lot in a community with Smith Douglas early this year during the time everything was still going well with the housing market and etc. We picked out the colors and all for the house that we wanted, and everything was going great. The office staff, specifically Denelle, seemed friendly enough but we should have seen the red flag when she was rude and unwilling to work with our realtor. Still, we continued on and it was still good. But unfortunately, due to the housing market crashing we were unable to sell our home therefore leaving us unable financially to purchase our new home. The friendliness of the office staff and area sales manager LeeAnn changed very quickly. Unwilling to discuss or compromise on anything, Smith Douglas has successfully taken most of our savings and left us with nothing in return. They will sell the home that we hoped to live in and use our money for who knows what. They will make the same money off of the home plus what they took from us. I have seen good business and bad business and I know that hands are not tied quite like they make it out to be. They just chose to take these actions and not care what happens to those that do business with them. I know, I know...contracts and all that. But if I could go back I would block emails from Denelle and not believe the "we have someone coming in right behind you so you better decide now" crap that she dished out. Greed is evident. Hindsight is 20/20 but hopefully this review will at least get you thinking before you choose to use this company. I hope whoever lives in the home will be happy. I can't speak on the actual construction of this company. The man we spoke to most (Mike-but several Mikes worked here) was efficient and seemed to do his job well. The thought of this whole situation will forever haunt me. The loss my family took, the disappointment we experienced...none of this will ever allow me to look favorable on Smith Douglas. read more