There’s a lot to love about a brand-new home. You’re the first to live in it, everything is pristine, and it usually comes with a warranty. Many of my clients get excited about exactly that.
But before you walk into the sales office, know one thing.
The agent at the model home works for the builder
When you tour a new-home community, there’s often a friendly, knowledgeable agent in the model home who’s glad to help you write an offer. They may be great people. But they represent the builder, who is the seller, and their job is to get the best deal for the builder.
You are not their client.
That doesn’t make them dishonest. It means nobody in that room is working for you unless you bring someone.
What a buyer’s agent does on a new build
I know the process, and I walk it with you from start to finish:
Walk the site with you. I help you understand what you’re looking at and what questions to ask.
Help with finishes and options. The design center is where costs creep up. I can help you decide what’s worth it vs a trip to Home Depot.
Negotiate price and inclusions. Appliances, window coverings, fencing, landscaping, closing-cost help and other incentives are all negotiable with different builders.
Track your changes and upgrades. Every change should be documented, priced and carried out the way you agreed.
Make sure the builder follows through. I stay on top of timelines and open items so nothing gets forgotten.
Run the blue tape walkthrough. Before closing, we go through the home and mark every flaw with blue painter’s tape so the builder fixes it before the home is yours.
These services can save you real money and keep you protected.
A few things I’d check on any new build
The contract. Builders typically use their own purchase agreement, so it often differs from the standard forms you may have used before. We will go over it together completely and in some cases, it may behoove you to hire a real estate attorney.
The warranty. What does it cover, for how long, and how do you file a claim?
Independent inspections. New doesn’t mean perfect. A third-party inspection before closing, and sometimes at earlier stages, is money well spent.
The lot and the neighborhood plan. What will be built around you? Check for future phases, views and slopes.
Incentives. If a builder offers perks for using their preferred lender, compare the full loan estimates so the incentive isn’t offset by the terms.
Register before you visit
Many builders have a policy about buyers’ agents. Some require the agent to accompany you on your first visit or register you before you tour. If you visit alone first, you may lose the right to representation on that purchase. Check each builder’s policy early, and call me before you go.
Whomever you work with, ask how they’re paid and get it in writing before you tour.
The bottom line
Buying new construction is exciting, and it’s also one of the most contract-heavy purchases you’ll make. Have someone on your side before you sign anything.
Planning to look at new homes? Call or text me at 206-931-8706 before your first visit.
General information only, not legal advice.
© 2026 Fletch Newland Real Estate – Spire One Realty – Mount Lake Terrace, WA.