Protect Yourself When Buying New Construction

Buying a brand-new home is exciting. The model is gorgeous, everything smells like fresh paint, and you start picturing your couch in the living room.

But here’s the catch: the salesperson in the model home does not represent you. They work for the builder, not the buyer.

New construction can still be a great option. You just want to walk in prepared, because one mistake can cost you upgrades, incentives, and protections you did not even know were negotiable.

Below is the simple, buyer-friendly version of what you need to know.

The Truth About the Builder's Sales Rep

When you visit a model home, the rep will be friendly and helpful.

But remember:

• They work for the builder

• Their job is to protect the builder’s profit

• They are not there to negotiate for you

• They will not point out contract issues that could hurt you later

This is not personal. It is just how the system works.

Quick takeaway: You need someone on your side from the start.

The Biggest Mistake Buyers Make: Signing In Alone

At your first visit, you will usually be asked to sign a registration sheet.

It feels harmless. It is not.

If you sign in without listing your agent, many builders will say:

• your agent cannot represent you later, or

• they will not pay your agent’s commission

That often means buyers lose out on:

• upgrade credits

• closing cost incentives

• better terms

• real contract guidance

Tip: If you visit a model home without your agent, write your agent’s name on the form or hand the rep your agent’s business card before signing anything.

What Buyers Lose Without Their Own Agent

When you do not have your own agent, you may:

• pay more than you need to

• miss negotiable upgrades and incentives

• agree to builder-friendly contract terms

• overlook fees, deadlines, or warranty limits

• have no one to push back when issues come up

Builder contracts are written to protect the builder, not the buyer.

Simple comparison: You would not use the other side’s lawyer in court. Same idea here.

Does Having an Agent Cost You More?

Usually, no.

In most new construction sales:

• the builder already budgets to pay an agent

• if you do not bring one, the builder keeps that money

So skipping an agent rarely saves you anything. It just removes your protection.

What a Good New Construction Agent Can Do for You

A knowledgeable buyer’s agent can often help you:

• negotiate upgrades or design credits

• secure closing cost assistance

• compare builder incentives across communities

• review contract language and deadlines

• protect your interests through inspections, walkthroughs, and closing

I have represented many buyers in new construction and have helped clients save thousands, negotiate free upgrades, and avoid costly surprises.

What To Do Before Touring Communities

Here is the easiest plan:

1. Choose your agent first.

2. Sign buyer representation paperwork.

3. Tour communities with your agent.

4. Carry your agent’s business card in case you ever stop by a model home without them.

Tip: The biggest mistake is shopping first and choosing an agent later.