Buying a new build? Why the builder's sales office isn't your agent

The model home looks great, the sales consultant is friendly, and it's easy to assume they're there to get you the best deal. They're there to help the builder sell homes. That's their job. Your own agent has a different one.

Who the sales office works for

The people in a builder's sales office are paid by the builder and represent the builder. They can answer questions about plans, options and timelines, and plenty of them are very good at it. But on price, incentives and contract terms, they sit on the other side of the table.

When to bring your own agent in

Before your first visit. Many builders ask that your agent be with you, or registered, the first time you walk into a community. Walk in alone first and you may lose the option to have your own representation on that home. Check the builder's policy before you go, or just text your agent before you drive over.

What your own agent does on a new build

• Plan and lot advice for resale. Comparing floor plans, elevations and lot premiums with resale in mind, not only what looks good in the model.
• Incentives in writing. Pushing builder incentives toward what helps you most and making sure what was promised is in the contract.
• An independent inspection before drywall. Framing, plumbing and wiring are visible only until the walls close. A city inspection checks code minimums; your inspector works for you.
• A second inspection before closing. On the finished home, so items get fixed before you sign.
• The final walk and punch list. Walking the home with you and tracking each item to done.
• A month-11 warranty reminder. Before a first-year builder warranty ends, a reminder to walk the house and file what's left.

Why I focus on new builds

I've closed 200+ new builds, and I've bought two new-construction homes of my own. I've sat through the selection appointments, the inspections and the warranty calls as the buyer. And negotiation is my specialty.

Questions to ask before you sign

• Which incentives are offered, and are they written into the contract?
• Can my own inspector visit before drywall and before closing?
• What does the builder's warranty cover, for how long, and how are requests filed?
• What is the lot premium, and how do similar lots resell?

See how I handle new construction buyer representation, or text me at (512) 661-9216 before your first visit.