Buying a new home is always exciting-Having us on your side is comforting!

New homes are a popular and common choice for buyers in the Colorado real estate market. Buying a new home does not mean things will go 'smoother' or 'easier' during the process or after. New homes and pre-existing each have their own issues and require careful consideration, examination and diligence regardless.

Builders have sales offices and they welcome prospective buyers to come in at any time-wanting buyers to fill out a card proving they were there. Why? So if the buyer comes back with an agent, they can refuse to work with the agent.

What? Why would a builder not want to work with an agent? In Colorado, like many states, real estate agents are just that-an agent to the party with whom they are contracted. They are professional representatives and are thus held to higher standards, regulation and laws than an unlicensed person. The people who are in the builder’s office are typically unlicensed. They do not carry E&O insurance, there is not a place to complain to if they lie to you (Real Estate Commission for agents) and most of all, they work for the builder directly. The deal they want to make is the deal in the best interest of their employer (the builder) and since they are unlicensed and unregulated employees of the builder they can say and do almost whatever they want to get that contract signed.

As your agent in purchasing a new home, we are forced, by law, to hold up to a higher standard, even if the builder’s employee is not. The builder knows this and their employees will be more careful about what they say and do because we can and will use it against them. We know what to get in writing, we know what your rights as a buyer are and we protect you, your money and your future every step of the way.

Often, working as a buyer’s agent, we are able to accomplish more. Initially, we can often negotiate a better price or concessions. With full access to comps and knowledge of the area, we are able to negotiate more effectivley. During the process, we can help keep their preferred lender honest and fair with the rate and fees they are quoting you and after the closing, we can help with any warranty issues. Of course, there are inspections we can assist with, regular visits to the builder for additional negotiations and basically just making sure you get the deal you wanted in the beginning.

Some examples from past clients:

• A new builder agreed to a fan in the master bath, we got it in writing (against the salespersons wishes saying their word should be enough). The builder 'forgot' to do it and we negotiated a stiff penalty-a $5000 concession.
• Recently, a builder was offering a concession on sales prices. Our out of town clients were not going to be rushed into a decision and wrote an offer a day after expiration of the concession offer. We negotiated with the builder for that concession to be part of the deal.
• Often, builders are looking to sell spec homes. We can help find these homes and work with you on obtaining a superior deal. Not only did we negotiate a lower price for our client on one than what the builder was listing, we also negotiated a back fence and additional landscaping. Of course, part of the deal was a quick close, so the builder did get the home off their books which helped them.
• A townhome buyer wanted a unit in a complex but did not like the tile in a spec home-the sales person said "tough". The deal closed a few weeks later-with new tile of the buyer’s choice after we went to work on getting what our client wanted to make the purchase a reality.
• A new home buyer liked a property that had no incentives. Through negotiations, we helped that buyer get a $25,000 incentive (reduction in price) by agreeing to a specific closing date and financing with the builder. This was not offered; we just negotiated for the buyer a superior deal to what the salesperson said 'was possible'.

Many people buy new homes without issues every month. There is not an increased cost to you, the buyer, for using an agent. If anything, there is a savings by the service you receive and negotiating powers you have by hiring a professional to represent you.

Give us a call before you go out looking-we know many of the area builders and their communities. We know what we can accomplish with them when properly negotiating and we can assist you throughout the process to ensure the deal you want is the deal you get.

Always hire an agent-new build, pre-existing, HUD, REO, any type of transaction a good agent is well worth the expense that you may not even be directly paying.