Have you ever wondered if you really should use an agent when considering new construction homes in the Lehigh Valley?  After all the salespeople know the homes better then an outside Realtor. But… The answer is yes, you should always have representation when you walk into a new construction site. First of all, you have nothing to loose, there are no fees or discounts provided to you by not using Realtor Representation. After all the Agent at the Showroom is working for the Builder, protecting their best interest in all of their actions. You may not know this but builders  have their own contract and you can be guaranteed that they they are written with their best interest in mind.  

The salesperson who works with the builder is their employee, and their loyalty is with the builder, don’t let them fool you!   While he or she might be very friendly and helpful they are always going to go with the builders best interests in the end.  This is their job and the builder is their employer.

The builders contract is often long and includes many pages of addendum which can be overwhelming to a buyer who may be caught up in the emotional whirlwind of the entire process.  I am not suggesting they are out to get you but that they are out to protect themselves.  Most buyers simply sign the contract without fully reading and understanding the fine print. Once the purchase contract is signed, you have very little recourse. Unlike a resale transaction, the due diligence period is often before you sign the contract with a builder.

Some questions your Realtor will make sure to help you answer:

• Under what circumstances, if any, is the earnest deposit refundable? 
• What happens if for some reason you cannot obtain financing? 
• Do you fully understand the built in time-frames of the contract? 
• Does the builder’s paperwork contain an appraisal contingency?
• What happens when issues are not fixed to my satisfaction?

Do you know how to best approach the builder to negotiate incentives or closing cost assistance?  Builders often don’t let on that their prices are negotiable, but in todays market builders are dropping prices as fast as anyone, and often time significantly. We can negotiate for you, Realtors have the experience and the skills to do son, and are once removed from the emotional component that is attached to the buying process which helps in asking for and obtaining what you want.

What benefits are there for  buyer when the buy directly from the builder without representation?  NONE!  In purchases where there is no buyer’s agent, the builder pockets the savings.  It is not passed along to you.  Remember, as Realtors, our job does not end when we plunk you down in a chair at the builder’s model to sign paperwork.  Finding the property is the easy part.  Successfully dealing with issues as they arise and negotiating in your best interest, having someone looking out for you as number 1 is what you need us for.   So don’t be tempted to run through some models without your agent because you think you have done his job by finding the development on your own.  Once you make that first visit unescorted, you will be prevented from having representation.  We ask that all of our clients allow us to come along or at a minimum allow us to pre-register you with the builder for your first visit if you would rather check things out the first time on your own.

For more questions on new construction in the Lehigh Valley please feel free to check out our website where you can search for homes and read more about our commitment to outstanding service! We specialize in homes in the Easton, Nazareth, Bethlehem, Saucon, Bangor and Whitehall areas.