7 Reasons To Use A New Construction Home Realtor
Always Look At Models With A Realtor-
Before you look at a model home, think about who you want on your home buying team. Builders pay for you to have buyer representation in Las Vegas, NV, and most of the country. They offer you buyer representation in Nevada because the model home agents ONLY work for the builder. Since contracts in 2022 are completely in the builder’s favor, you want this offer. The price of your home will be the same whether you have a use a real estate agent or not.
Since the builder pays for you to have representation, you can choose the best “New Home Realtor” in town. I’m it. To receive this benefit, you must do two things.
- Take me with you looking at model homes.
- Do not sign up for anything or give the builder your name on their website.
There are 2 kinds of Realtors – ones who protect you and ones that cannot protect you. To avoid liability, 99% of Realtors will refer you to an expert for construction and building material questions. They hang out with you at signing, maybe go to the design center with you, and see you at the final walk-thru.
Since I am a former Nevada Engineer, I have a Standard of Care legal obligation to share my knowledge. I am a New Construction Home Realtor who is an asset to you. My goal with all buyers and sellers is to protect them and their investments.
Choosing A New Construction Realtor
Many Realtors say that they are New Construction Home Realtors. I am a New Construction Realtor in Las Vegas; however, I am unique. Some people claim to be new construction home specialists because it may bring them business. Ask what type of construction work they’ve done. Others, like me, know houses and construction as well as real estate.
New Home Source is a national website in the business of selling leads. They refer you to a “New Home Specialist.” Again, ask the “specialist” what construction experience they have and how they protect you and your investment. The reality is that New Home Source sends you to Realtors who pay their company money every month. They probably know very little about construction that they are willing to share with you (too much liability).
The biggest benefit about using me as your new construction Realtor is that I look out for YOU. When construction starts on your new construction home, I monitor the construction every week, for you or with you. After I go to your house, I send you pictures and videos. Then we discuss the status and any issues I found. You or I can talk to the building superintendent. I do the framing walk-thru for you or with you. I am there every week to make sure your house isn’t missing elements. I’m on your team.
You want someone on your team looking out for you. Everyone who knows construction involved with your house works for the builder or a sub-contractor. What’s inside your walls before the drywall goes up is critical. If you’re from out-of-town, don’t expect pictures or regular updates from the builder. Our out-of-state client buying an expensive luxury view home has received one picture from the builder in the last 4 months.
Realtors Who Are Protectors
Every city has construction experts who are also Realtors. They may be a little harder to find on the internet, but they are worth searching for. Former building and home inspectors, engineers, architects, and contractors have the legal standard of care obligation that you want. We call them Protectors. In 26 years, I’ve met many Protectors from many cities. If you’d like a referral, ask me who I know in your city.
If you are currently interviewing or working with a Realtor, ask them questions. It’s not too late to find someone who can “Protect” you and your investment. Ask what your Realtor does for you at new housing developments before and after you find a house. Test them and ask what to look for in a soils report. Ask if you should have a new construction home inspection – and why.
Some Realtors take you there, register you with the builder, then look at pretty houses with you. You may see them again 6 months later at the closing. Others register you, sit while you sign the contract, and go to the design center with you. Then, you’ll see them at the walk-thru to chat. Why do you want them?
Protector – Realtors help you locate your house, choose your lot, and are there for you until your house is completed. You’re making an extremely large investment and should consider your Realtor, protector, and offensive and defensive coordinator combined. Every Realtor provides different services. I suggest that you ask for weekly construction monitoring and a final home inspection by the best inspection company.
These 7 reasons below about why you should use a new construction home Realtor are similar in most cities in the U.S. You can choose the best Realtor to represent and protect your interests, or you can choose a bubbly chauffeur Realtor. A Protector’s skills can be priceless when buying a new construction home.
The 7 Reasons To Use A New Construction Realtor
1. Builder Sales Agents Work for the Builder- Not You!
Realtors are paid by the builder when you buy a New Construction Home. You pay the same for a home if you have representation or not. The Builder’s Sales Agents Work For The Builder. It is deceptive because they are so nice, knowledgeable, and helpful when you visit a new construction model home. Builder sales agents offer you bottled water and cookies. Know This: They are only there to help you choose to buy a home in their development Remember- they are an agent representing the builder ONLY.
Once you have chosen a lot and a home, it’s time to do the sales contract. Contract time is when they usually inform you that they work for the builder. You’ll sign forms saying that they do not represent you, even though they may seem to. There are questions that sales agents will answer vaguely. Your Realtor will be honest. Contracts are ALWAYS in the builder’s best interest. Read your contract carefully, and having a Realtor who knows what clauses mean may be necessary. They should read every clause before you do.
In 2021, a horrible new trend started with National Builder’s contracts for brand new homes in Las Vegas. Cities in a “Seller’s Market” will also use this contract. You will lose your earnest money deposit AND upgrade monies if you cancel for ANY reason. There are no contingencies, including loan qualifying contingencies.
If you default for any reason, even if you die or become disabled, you lose all deposit monies paid. Additionally, if you lose your job, get transferred, or no longer qualify for a loan, you lose all monies paid. Make sure you qualify for a home loan before shopping for a new house. It’s a good idea to have alternate sources of income in case of death or job loss. Most builders will not agree to substitute buyers or change names on a contract.
2. It Costs You Nothing!
The price of the home you buy does not change when you use a Realtor. Builders in most states pay Realtors to bring their clients to see a new home community on their first visit. If you go to a new home community for a first visit without your Realtor, you waive this free benefit. Representation is so important to some people that we’ve had people pay us themselves. Utilize our skills for Free!
The benefit of your Realtor’s knowledge and assistance without any cost to you is wonderful! If you cannot find a Protector Realtor, negotiate with the chatty chauffeur. Interview agents before you hire a Realtor. Ask the Realtor for the garage door opener that you’ll need or your new construction home inspection. Also, consider asking them to pay for construction monitoring if they are not housing protectors.
3. You’ll Save Time and Money
A New Construction Home Realtor will save you time and money in many ways. We have wonderful computer programs that take your wish list and narrow down your choices of houses to look at. If you are unsure of which area to relocate to,
Realtors will educate you about each area and community. We call that the “Three Hour Tour.” After the tour, see houses in the area of town you choose. No reason to look at apples when you want oranges! In Las Vegas, there are over 200 communities with over 650 floorplans.
4. Ask About Knowledge and Experiences
Experienced New Construction Home Realtors will know the area and possible future building projects. Hopefully, they’ll be familiar with scary clauses in a specific builder’s sales contract. Your Realtor should be aware of all of the local builder’s reputations. Realtors who have sold hundreds of new homes have stories and suggestions that will assist you.
Read your CCR’s! Does your neighborhood forbid skateboarding and your child loves skateboarding? Ask if they know the CCR’s in the area or development when you’re looking at homes for sale. In North Las Vegas, a Soils Report is very important. Homes for sale in Henderson and Las Vegas can have expansive soil pockets too. Please read your soils report. Does your Realtor know of soil issues in the area?
Disclosures of future development are important, pay attention to those and ask your Realtor what they know. Do you want a 15 story hotel and casino looking in your backyard? Is a new freeway a possibility in your area? Clark County and City planning commissions are currently proposing future I-11 routes going through the entire city.
Note: A builder takes responsibility, but subcontractors build houses. Know that every subcontractor will have workers that are not very skilled, and accidents happen. When a worker breaks something, they get charged for the repair. Some workers avoid reporting accidents when things break and may not get noticed.
Justifiably, a Las Vegas builder will have a different reputation in Las Vegas compared to other states depending on their building team. Trust a national builder. BUT verify – especially before the drywall goes on the walls.
5. Housing Upgrades and Options
When building a house, 
builders have “option cut-off dates.” There are both builder structural options and design options. You choose design options at the builder’s design center. Designers are so good that you WANT the beautiful upgrades they show you. Your Realtor can assist you with questions and concerns you’ll have in this area.
Most options cannot be added after the drywall goes up. If cut-off dates have passed, they can usually refer you to a quality tradesperson. Tradespeople take good care of our referrals. Paint color is usually not an option you may want to get a painter referral.
Regardless of what stage of construction your home is at when you buy it, most builders still allow you to choose the flooring. Completed homes that are fall out of escrow and are available again are called “Standing Inventory Homes.” We ask and often receive incentives for our clients in a buyer’s market, even when they are not offered. Making a Realtor happy with a small concession may get them the builder some repeat business from us- and you.
Please note: Las Vegas builders will only offer incentives when they need to. Do not expect to find standing inventory in a seller’s market. If you do, don’t expect the builder to negotiate.
6. Financing
Most builders have their own lending company or a preferred lender that they recommend. Interest rates and fees are negotiable no matter which company you contact. Sometimes, a builder will give great incentives to a home buyer to use their lenders because they also make money on your loan. We had a builder in 2021 who offered $10,000 to buyers who get their loan through their company. They offered nothing to buyers paying cash. There’s money in loans.
Compare interest rates and fees with at least 2 other lenders because the interest rate they charge may be higher – to pay for their incentives. If their lender is higher, ask for a lower rate. Compare the cost vs. incentive, and ease and speed are factors to consider.
Always check with 3 lenders before deciding who to use. Call the builder’s lender, your bank, and a Realtor referral on THE SAME DAY. Read more in our blog about interviewing a lender and interest rate questions. Realtors are familiar with local lenders and can refer you to a home loan company with low costs and excellent service.
Note: Every state has different licensing laws and timeframes that a lender must comply with. When using an online or out-of-state lender, see what their timelines are. Then add a week to make sure you can meet your closing date. With new home builders, you’ll need to close on time with short notice.
When you are working with an agent, they may not be aware of your closing costs and upgrade deposits on the final financial paperwork. Make sure you inform your Realtor or check your debits and credits closely.
7. Walk-thru and New Home Orientation
You’ll attend your new home walk-through and orientation when a new home is complete. Walk-throughs are done with the homeowners to explain how the new home operates. We have done hundreds of these, and we often see cosmetic construction details that need repairs and will show them to you. Many Realtors assist you and go to this part of the process. Your focus should be on how the house operates.
Ask your builder when they allow a new construction home inspection to occur. Some will allow the inspector to come during the walk-through, others after closing. Since inspectors also find scratches in glass, mirrors, and cupboards, you’ll want to have your new construction home inspection while the house is vacant. Photograph cosmetic issues and immediately show the builder’s representative before you move in.
Things You May Not Know – New Construction Homes
Building Materials In A Brand New Home
We suggest that you get educated about building materials or hire someone who is. Building materials used to build brand new homes are forever changing. The basics remain the same but have you ever heard of a radiant barrier? Do you know where one goes or what it does? Is there a top or a bottom?
New home construction builders have used radiant barriers in Las Vegas for 15 years. They used to be an expensive option offered that cost thousands of dollars. Now some builders include them in their houses. That is one product used in many new homes that you’ve probably never heard of.
Builders that include “smart home packages” in the base price of their houses may use smart home hubs. Products that attach to the hub are probably products you are unfamiliar with, even if you know construction. If you’re technology resistant and your builder builds with Smart Home features, they’re good for resale but make sure they work!
Brand new homes are much more energy-efficient than they were 20 years ago. Not only are systems smarter, but building products are smarter too. Windows reflect heat out during the summer and keep heat in during the winter. Windows and locks can open and close from your phone.
Roof tiles can be solar panels. Heating and cooling systems have heat sensors and heat or cool until the room you are occupying is the right temperature. When you change rooms, the thermostat changes which room temperature is adjusted from. These types of features will reduce utility bills and save money each month on your utility bills.
Should I Have My New Construction Home Inspected?
If you don’t know about the features and materials in your house, hire someone who will look out for you. You want someone before the drywall is put up and before you move into your new house. If there is a mistake, do you want your wall cut? Do you want to find out that there’s a problem after the warranty expires?
ALWAYS have a NEW HOME INSPECTION for your new house. If your city has one, use a New Construction Home Specialist – not a resale inspector. We believe New Construction Home Inspections are extremely important. That is why we gift the best inspection available to every new construction home buyer we work with.
Why should you have your brand new home inspected? Short answer – contractor and manufacturer errors. Our best inspector says 10% of houses with Low-E windows have factory errors where they reversed the glass. You don’t know it by looking at the window. He uses a special tool to test each window inside and out. Defective windows cost the homeowner money each month because the reversed glass lets outdoor temperatures in and lets indoor temperatures out.
Other Common New Construction Home Defects
Most builders offer a 1-year door-to-door warranty, a 2-year appliance warranty, and 5-10 years for structural warranties. You want to find defects before the first year is over; however, we suggest you find them before you move in. Are you going to personally inspect your attic and roof? Will you check for moisture in the walls and test the temperature coming out of the heating and cooling vents? We suggest that you move into your home knowing that it operates correctly.
Our inspector tests for moisture in bathroom walls. When secondary bathrooms are rarely used, water leaks can go undetected for years. HVAC guys may not fill your AC with enough ‘freon’ (now called R410A.) Low R410A AKA freon reduces the air’s cooling temperature from the vents. Warmer air causes your AC to run longer and wear out years sooner.
Common attic and roof issues also include compromised or broken roof trusses. Occasionally a worker for a sub-contractor will cut a truss for access. Maybe a duct was dented by the insulation installer, and the duct tape is not completely stuck. Usually, the builder’s superintendent or the city building inspector won’t re-inspect things they’ve already inspected.
Missing attic insulation is also a common issue. Low and nonexistent insulation can cost you additional money in utilities for years. Running the HVAC more will cause it to wear out sooner. The Las Vegas Building Department accepts a Certificate of Attic Insulation installation to fulfill that requirement. The insulation company printed the certificate before the installers left the office.
There may be an insulation gap in your walls. Our inspector uses an infrared gun on every wall. That is priceless. How about roof tiles? What happens if there are cracked tiles or unsealed or missing flashing? We’ve had clients where roof tiles blew off during the first big storm. We can go years without a big storm, and your warranty may be expired. Please have your new home inspected.
What To Expect When Looking For A Las Vegas New Home
Make your wish list for what you want in a house. Choose an area of town where you want to live. Then choose what lifestyle you want. Over 650 brand new home floor plans are offered in over 200 neighborhoods in Las Vegas, Henderson, and North Las Vegas combined. There are new and resale homes for sale in Las Vegas with and without pools.
You’ll find houses for sale in Las Vegas in every shape and size. There are homes for sale on golf courses and in master-planned communities. Do you have a horse or want a cow? Find a custom home on a large lot with no rules and regulations. There are condos, townhouses, patio homes, golf villas, and high-rise condos for sale on the Strip.
It’s also about lifestyle. What do you want to do after work and on weekends? You can live in a community doing the things you love. Whether you want shopping, elegant dining, shows, or hiking, Las Vegas offers it all. Boating from your home’s boat dock in your backyard is an option in Las Vegas and Henderson. Houses for sale are energy-efficient, smart, and newer. Utilities are underground keeping neighborhoods beautiful.
Contact us today and tell us what your wish list is. Let’s turn that list into reality. Text or call us today at 702-750-7599 or fill out the form on our footer. We are here to help.
The Best New Construction Realtor – Protector In Las Vegas
This blog and website are made available for you to explore by Kurt Grosse with Realty One Group. Kurt is a 26+ year top-producing Realtor in Las Vegas NV,.and a former Nevada PE, CE building engineer.
Before joining his wife Terri selling houses, Kurt told the largest builders in Las Vegas how to fix flaws in their houses. Today Kurt and Terri assist their buyers and sellers in making sound investments. With how quickly houses are built in Las Vegas, their services are invaluable.
