Short answer: A buyer's agent represents you, not the builder. On a new construction purchase that usually means comparing communities, builders and incentives, registering you before your first model visit, weighing lot, premium and upgrade choices, walking through the builder's agreement with you, coordinating independent inspections and walk-throughs, tracking deadlines and helping resolve issues through closing.
1. Before you visit a model home
- Buyer agreement first. In Pennsylvania, agents who are MLS participants need a written buyer agreement with you before touring homes together, model homes included. It spells out what the agent does and how they're paid (see who pays the buyer's agent?).
- Register you with each builder before your first visit, since many builders ask for that.
- Build a shortlist by budget, commute, home type, HOA and school district name (verify the district for the specific lot), across every Central PA community.
2. Choosing a builder, home and lot
- Compare what each builder includes in the base price, and what counts as an upgrade.
- Weigh lot premiums, structural options and quick move-in versus to-be-built timing.
- Line up current builder incentives and their conditions, such as using a preferred lender or title company, so you can compare the total deal.
3. The builder's agreement
Builders often use their own purchase agreement and addenda. Your agent walks through it with you: deposit terms, deadlines, what happens if the build is delayed, how changes are priced, and which items to ask an attorney about. An agent can explain how a contract works in practice but can't give legal advice.
4. During construction
- Track design-selection and change-order deadlines.
- Schedule independent inspections, such as pre-drywall, where the builder allows them.
- Keep in touch with the builder's team on schedule updates and the expected closing window.
5. Walk-through and closing
- Join the final walk-through and help document a punch list.
- Coordinate the closing date with your lender and title company.
- Check that agreed incentives and credits show up on your closing documents.
6. After you move in
Your agent can point you to the builder's warranty request process and remind you about timing for a warranty-period inspection before coverage periods end.
What a buyer's agent doesn't do
Your agent is not your lender, attorney or home inspector, and can't guarantee what a builder will agree to. A good agent helps you bring in those professionals at the right time and keeps everything moving.
Related: do I need an agent for new construction? · will the builder charge more if I use an agent? · does the builder's sales rep work for me?
Ask Josh to represent you on a new home
Frequently asked questions
Is my buyer's agent the same as the builder's sales consultant?
No. The on-site sales consultant works for the builder. Your buyer's agent works for you under your written buyer agreement. See does the builder's sales rep work for me?
Can a buyer's agent negotiate with a builder?
Yes, though what is negotiable varies by builder and by market. Some builders hold base prices firm but have room on lot premiums, option pricing, closing-cost help or quick move-in pricing. Your agent can ask, compare offers across communities and make sure every concession is written into the agreement.
Will my agent help with inspections and the final walk-through?
Usually, yes. Agents commonly help you schedule independent inspections, such as a pre-drywall and a final inspection, where the builder allows them, and join you for the final walk-through to build a punch list. Builder inspection policies vary, so ask before you sign.
Do I still need an attorney or a home inspector if I have an agent?
Your agent is not a lawyer or an inspector. Many Pennsylvania buyers choose to have a real estate attorney review a builder's agreement, and an independent inspector checks the work itself. Your agent helps coordinate both and keeps the timeline on track.
When should I contact a buyer's agent?
Before your first visit to a model home or sales office. Many builders ask for your agent to be registered at or before that first visit. See bring your agent on your first model home visit.
General information, not legal advice. Builder policies and agreements vary and change; confirm with each builder and your attorney. Josh Schoenly, eXp Realty, LLC · (717) 510-1452 · Equal Housing Opportunity.
