Everything you need to know before you sign a builder contract.
New construction is exciting. It is also a significant financial commitment with unique risks. This guide covers the process from first visit to final walkthrough so you can make confident, informed decisions.
Why Is Buyer Representation Not Optional?
When you visit a new construction model home, you are entering the builder's sales office. The agent working there is employed by or contracted with the builder. Their job is to sell homes for the builder at the best possible price and terms for the builder.
You are welcome to proceed without your own agent. Many buyers do. But you should know what that means: you are negotiating a six-figure contract with a professional sales team, and you are the only person in the room without representation.
Having your own buyer's agent on a new construction purchase is free to you. The builder pays the commission. You get a licensed professional whose legal duty is to protect your interests. There is no reason not to have one.
The new construction
buying process, step by step
Get Pre-Approved Before You Tour
A pre-approval letter tells the builder you are a serious buyer and sets your real budget. In a market where builders are managing construction schedules and inventory, a pre-approved buyer moves to the front of the line.
We can connect you with local lenders who understand new construction timelines and construction-to-permanent loan products. This matters because not all lenders are equally experienced with new builds.
Visit the Community with Your Agent
Bring your buyer's agent on your first visit to any new construction community. This is critical. If you visit without an agent first, some builders will not allow you to add representation later. The moment you walk in alone, the builder's agent assumes they are working with both sides.
We will tour the model homes with you, review available lots, discuss neighborhood positioning, and help you understand what each builder offers and where they differ.
Review the Builder Contract
Builder contracts are not like resale purchase agreements. They are drafted by the builder's legal team and heavily favor the builder. Common issues include vague delivery dates, limited warranty coverage, restrictive cancellation clauses, and upgrade pricing that is not clearly defined.
We review every clause before you sign. We flag ambiguous language, negotiate specific terms like construction timeline commitments and upgrade allowances, and ensure you understand exactly what you are agreeing to.
This is the single most valuable thing a buyer's agent does on a new construction transaction.
Select Your Lot and Floor Plan
Lot selection affects your home's long-term value. Orientation, proximity to roads, drainage, and neighboring lots all matter. We help you evaluate options beyond what the builder's site map shows you.
Floor plan selection is personal, but it should also be strategic. We discuss resale considerations, energy efficiency differences between plans, and how each layout works for your specific needs.
Track the Build and Manage Inspections
New construction timelines in Northeast Texas typically range from four to eight months, depending on the builder, weather, and supply chain conditions. We track your build from foundation to finishing, keeping the builder accountable on schedule commitments.
We recommend independent inspections at three key stages:
- Pre-slab: Foundation preparation and plumbing rough-in before concrete is poured
- Pre-drywall: Framing, electrical, plumbing, and HVAC before walls are closed up
- Final walkthrough: A thorough inspection before closing to identify any remaining issues
The builder will not suggest these inspections. They are your right, and they protect you from expensive problems that are invisible once construction is complete.
Upgrade Selections and Design Center
Most builders offer a design center visit where you select upgrades: countertops, flooring, fixtures, cabinetry, and more. These selections can add $10,000 to $50,000 or more to your base price.
We help you prioritize upgrades that add genuine value and skip the ones that do not. We also compare builder pricing to independent contractor pricing for post-move upgrades, because sometimes waiting and doing it yourself is the smarter financial move.
Final Walkthrough and Closing
The final walkthrough is your last chance to identify issues before closing. We attend with you, armed with the original specifications and a detailed punch list approach. We make sure the builder addresses any deficiencies before you take ownership.
Closing on new construction follows the same legal process as a resale, but with additional documentation related to warranties, builder specifications, and any outstanding punch list items. We make sure everything is in order.
Post-Close Warranty Support
Most builders offer a one-year workmanship warranty, a two-year systems warranty, and a ten-year structural warranty. We help you understand what is covered, how to file claims, and when to push back if the builder's response is inadequate.
Issues frequently emerge in the first year: settling cracks, minor trim work, appliance adjustments, and seasonal HVAC calibration. We stay with you through this period, advocating on your behalf with the builder.
What Mistakes Do New Construction Buyers Make?
Visiting the Model Home Alone
If you register as a walk-in buyer without an agent, many builders will not allow you to add representation later. Always bring your agent on the first visit, or call ahead to confirm you can bring representation.
Skipping Independent Inspections
The builder will do their own quality checks, but they are not looking for the same things an independent inspector is. Pre-slab and pre-drywall inspections catch issues that are invisible once walls and flooring are installed.
Signing Without Reading Every Clause
Builder contracts are long and legalistic. They contain clauses about delay tolerance, material substitutions, dispute resolution, and warranty limitations that differ significantly from standard resale contracts. Read them. All of them.
Over-Upgrading at the Design Center
Builder upgrades carry high markups. Some are worth it. Others are not. A countertop upgrade that costs $4,000 at the builder may cost $2,000 from an independent contractor after closing. We help you know the difference.
Accepting the First Offer Without Negotiating
Builders expect negotiation. Closing cost assistance, upgrade credits, landscaping packages, and appliance upgrades are all common concessions. If you do not ask, you will not receive. We ask strategically, on your behalf, at the right moments in the process.
What Else Should You Know Before Buying New Construction?
Have more questions? Visit our full FAQ page for answers about service areas, Forestbrook Estates, agent credentials, and more.
Does having a buyer's agent cost me extra on new construction?
No. The builder pays the buyer's agent commission as part of their marketing and sales budget. You receive dedicated representation at no additional cost. Not having your own agent does not reduce the price of the home.
How long does it take to build a new construction home in Paris, TX?
Most new construction homes in the area take four to eight months from contract signing to closing, depending on the builder, the floor plan, weather conditions, and the time of year. We monitor your build timeline and keep you informed at every milestone.
Can I negotiate on a new construction home?
Yes. Builders negotiate on closing costs, upgrade credits, lot premiums, appliances, and other concessions. The degree of flexibility depends on the builder, the community, the current market, and the stage of construction. We negotiate strategically to maximize your value.
What if I am relocating from out of the area?
We work regularly with buyers relocating to Northeast Texas from Dallas, Austin, Oklahoma, and across the country. We can handle most of the process remotely, including virtual tours, digital document signing, and phone or video consultations. When you are ready to visit in person, we plan a focused tour that makes the most of your time.
What warranty do I get with a new construction home?
Most builders offer a one-year workmanship warranty, a two-year systems warranty covering electrical, plumbing, and HVAC, and a ten-year structural warranty. We help you understand what each covers, how to file claims, and what to do if the builder's response is not sufficient.
Have questions about buying new construction?
Every situation is different. Let us answer your specific questions and help you decide if new construction is the right move.