New construction · Buyer representation
New construction buyer's agent, on your side.
The builder has an agent. You should too. I've closed 200+ new builds and bought two new-construction homes of my own, so I know the builder's process from the buyer's side of the table.
The builder has an agent. You should too.
How I do new builds
From the first model home to the month-11 walk.
Every step here is part of every new build I handle, whichever builder you pick.
- Bring me in before your first visitMany builders want your agent with you, or registered, on day one. Text me before you walk into the sales office.
- Pick the plan and lot for resaleWe compare floor plans, elevations and lot premiums with resale in mind, not just what looks good in the model.
- Get incentives in writingI push builder incentives toward what helps you most and make sure they're written into the contract.
- Inspect before drywallAn independent inspector checks framing, plumbing and wiring while they're still visible.
- Inspect again before closingA second independent inspection on the finished home, so items get fixed before you sign.
- Walk it and track the punch listWe walk the finished home together and I track every punch-list item to done.
- Month-11 warranty reminderBefore your first-year builder warranty ends, I remind you to walk the house and file what's left.
Why it matters
The sales office works for the builder.
That's their job, and a lot of them are good at it. Mine is different. Negotiation is my specialty, and on a new build it shows up in the plan and lot you choose, the incentives that make it into the contract, and what gets fixed before closing.
After closing, the month-11 reminder keeps your first-year warranty from running out on items you meant to report.
Read: Buying a new build? Why the builder's sales office isn't your agent
Questions
Straight answers.
Do I need my own agent to buy a new build?
You don't have to have one, but the builder's sales office represents the builder. Your own agent compares plans and lots, pushes incentives toward what helps you, and makes sure what was promised is written into the contract.
When should I bring my agent in?
Before your first visit to the sales office or model home. Many builders ask that your agent be with you, or registered, on your first visit. Check the builder's policy before you go.
Why inspect a brand-new home?
A city inspection checks code minimums. An independent inspector works for you, and checking before drywall lets them see framing, plumbing and wiring that get covered up later.
What is the month-11 warranty reminder?
Many builders include a one-year workmanship warranty. About a month before it ends, I remind you to walk the house and file what's left. Your builder's warranty document controls what's covered and how to file.
Do you work new builds in all your market areas?
Yes. Austin, Houston and San Antonio.
Talk to Larry
Starting to look at new builds?
Text me at (512) 661-9216 before your first visit to a sales office.
(512) 661-9216