Why You Should Hire a Buyer's Agent for New Home Construction

By
Real Estate Agent with Value Added Service, 602-620-2699 SA5376460000
https://activerain.com/droplet/5lYx

A nice young family purchased their first home seven years ago through me and are now in need of a larger homes.  This couple is now a family of 4 and as you can imagine they need more space.  They also need a newer home with fewer maintenance items.  

 

Their current home was built in 1979 and when they purchased it, it had been remodeled by an investor and immediately put up for sale. 

Flip house kitchen

The kitchen was new, which was great at the time, but the bathrooms were more cosmetically enhanced. The neutral tile and new carpet were great, except the carpet was low grade and now shows a lot of wear and tear, buckling in places. 

 

Staying in touch with clients has always been my mantra and helping people achieve their goals is a top priority.   So when we started our search, I knew what they needed and why. 

 

Settling on a three year old home, beating other offers, we were all set for the home Hire an Agent for New Home Constructioninspection. 

 

The buyers were very excited as reality set in they would be purchasing a newer home in a beautiful neighborhood with tennis courts, expansive park, community pool, and every front yard has synthetic grass.   You can imagine who beautiful that is year round!

 

It's my policy to attend every home inspection  and to suggest an inspection.  This way I understand every aspect of a defect, issue, or repair. 

 

Having experienced the feedback from other agents who didn't attend a home inspection for one of my listings - well you can always tell they didn't attend the inspection by the wording in their request for repairs. 

 

Scanning the kitchen drawers the binder for when the home was purchased was reviewed at length before the buyers arrived at the home inspection.  This way when the buyer shows up at the end of the inspection, I can put together the repairs, the buyer's walk through evidence at time of purchase, and disclosures the seller has provided.  This procedure works well if I have all of the details and it helps buyers to feel more confident with what they will ask for in repairs. 

 

 

 

Never did anyone expect this lengthy list of repair iems for a 3 year old home.  There were 25 items including doors that don't close properly, missing screws in strike plates, cabinets that don't close properly and an  HVAC that was never serviced with dirty air filters to name a few items!

 

The "buyer binder" clearly showed every item checked off that the current owner approved the home in it's condition at the time of construction completion in 2017 (started in late 2016.)  To me, this is a clear lack of representation.  A buyer's agent would most likely have caught most of these items, and would have reiterated the need to service the HVAC annually.

 

This seller gets to cover about $600 in repairs that could have been avoided if they had a buyer's agent with them when they purchased and reviewed the completed home. 

 

It's always my policy to visit a home under construction for buyer clients.  Monthly visits are made taking photos, visiting the sales office, going to the design center to help select finishes, and to be present at walk through's and signing appointments.  All of this costs the buyer nothing! 

 

Home buyers, if you are purchasing a new home please enlist the services of a buyer's agent for assistance.  The cost to you is zero!  You will have a second set of eyes, an experienced agent, and have a pleasant home buying experience.  

 

If you're looking for a new home and would like neutral feedback on a builder, please give me a call.  I can share information on the green building products used in construction. 

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Re-Blogged 1 time:

Re-Blogged By Re-Blogged At
  1. Dee Toohey 01/18/2020 10:42 AM
Topic:
Home Buying
Location:
Arizona Maricopa County Mesa
Groups:
Realtors®
Dedicated Bloggers
Local Expert
Bananatude
Hyper-Local
Tags:
new home construction
new homes in phoenix
new homes in mesa
buyers agent for new builds
new build purchases
new build inspections

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Rainmaker
1,414,034
Carol Williams
Although I'm retired, I love sharing my knowledge and learning from other real estate industry professionals. - Wenatchee, WA
Retired Agent / Broker / Property Manager

Hey Jan,
As you know, it's ALWAYS important for a buyer to have their own representation... whether purchasing old, slightly used or brand new construction.  I once represented a buyer on a new construction home and the home inspection revealed the roof was not installed properly. That could have been an expensive oversight had they not hired an inspector.  As it was, the builder had to bear the expense of removing and reinstalling the roof properly. You can never assume all is well just because an occupancy permit was issued on new construction, can you? 

Jan 18, 2020 12:55 PM #1
Rainmaker
3,768,917
Sheila Anderson
Referral Group Incorporated - East Brunswick, NJ
The Real Estate Whisperer Who Listens 732-715-1133

Good afternoon Jan. This is terrific and is so informative. I have friends (close friends) who really believe they don't need an agent when they buy new. They believe it ultimately costs them my commission, and they invariably get screwed. Oh well.....Terrific post.

Jan 18, 2020 01:52 PM #2
Rainmaker
3,310,106
Nina Hollander
Coldwell Banker Residential Brokerage - Charlotte, NC
Your Charlotte/Ballantyne/Waxhaw/Fort Mill Realtor

Good morning, Jan... I attend my buyer inspections for both new and resale homes. And I always recommend a pre-drywall inspection in addition to one done prior to a final walkthrough on new construction. However, I do not infuse myself into a buyer's inspection on one of my listings... it's not my client's inspection and I don't like seeing a listing agent at one of my buyer's inspections. I've never found it a problem to figure out what a buyer's inspection revealed and what does or doesn't need to be dealt with by my sellers.

Jan 19, 2020 05:32 AM #3
Ambassador
1,949,958
Debb Janes EcoBroker and Bernie Stea JD
ViewHomes of Clark County - Nature As Neighbors - Camas, WA
REALTORS® in Clark County, WA

So true. It’s imperative buyers have their own representation. Sad to hear these stories.

Jan 19, 2020 06:51 AM #4
Rainmaker
1,759,951
Lise Howe
Keller Williams Capital Properties - Washington, DC
Assoc. Broker in DC, MD, VA and attorney in DC

It is sad to hear that these things happen - great that you are there for your buyers

Jan 19, 2020 07:16 AM #5
Rainmaker
993,570
Jan Green
Value Added Service, 602-620-2699 - Scottsdale, AZ
HomeSmart Elite Group, REALTOR®, EcoBroker, GREEN

Good for you Carol Williams !  Of course you told them to get an inspection!  Good for you!

Jan 19, 2020 08:03 PM #6
Rainmaker
993,570
Jan Green
Value Added Service, 602-620-2699 - Scottsdale, AZ
HomeSmart Elite Group, REALTOR®, EcoBroker, GREEN

Wow Sheila Anderson !  That's just crazy and an Ethics violation if a builder gets caught telling a buyer they would save commission.  Not that that happened to your clients, but it might happen elsewhere!  Thank you for commenting!

Jan 19, 2020 08:05 PM #7
Rainmaker
993,570
Jan Green
Value Added Service, 602-620-2699 - Scottsdale, AZ
HomeSmart Elite Group, REALTOR®, EcoBroker, GREEN

Agreed Nina Hollander , not a good idea for a listing agent to be present during a home inspection.  I've had sellers ask me to be there and explaining that it's not my place to be there, we'll get the report, seems to appease them.   Thank you for commenting!

Jan 19, 2020 08:06 PM #8
Rainmaker
993,570
Jan Green
Value Added Service, 602-620-2699 - Scottsdale, AZ
HomeSmart Elite Group, REALTOR®, EcoBroker, GREEN

Isn't it Debb Janes EcoBroker and Bernie Stea JD !  I was amazed at the list.  Anyone would have easily caught that stuff.  I've never seen that many items pop up on a 3 year old house!

Jan 19, 2020 08:07 PM #9
Rainmaker
993,570
Jan Green
Value Added Service, 602-620-2699 - Scottsdale, AZ
HomeSmart Elite Group, REALTOR®, EcoBroker, GREEN

It really is Lise Howe !  My buyers were good with accepting a credit for repairs and having their own handyman make all of the repairs.  The seller has never serviced the HVAC systems either; thankfully it's only 3 years old!  

Jan 19, 2020 08:09 PM #10
Rainmaker
3,503,298
Michael Jacobs
Pasadena, CA
Los Angeles Pasadena 818.516.4393

Hello Jan - lesson learned? Well, it's not for a lack of trying to inform and reinforce the importance of having proper real estate representation when purchasing any real estate including new construction. 

Jan 23, 2020 05:30 PM #11
Rainmaker
993,570
Jan Green
Value Added Service, 602-620-2699 - Scottsdale, AZ
HomeSmart Elite Group, REALTOR®, EcoBroker, GREEN

True Michael Jacobs !  My clients learned a valuable lesson.  We had their home inspected 7 years ago, and now this.  They wanted a newer homes to avoid headaches.  Ugh!

Jan 23, 2020 05:52 PM #12
Rainmaker
1,759,951
Lise Howe
Keller Williams Capital Properties - Washington, DC
Assoc. Broker in DC, MD, VA and attorney in DC

This really is quite a useful post - I am so glad that you highlighted the issues involved - hope you have a great day!

Jan 23, 2020 08:14 PM #13
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Rainmaker
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Jan Green

HomeSmart Elite Group, REALTOR®, EcoBroker, GREEN
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