Buying New Construction in Utah? Choose Your Agent First

Who works for whom

New homes are a huge part of Utah's market, and model homes make it easy to walk in and start talking. The sales consultant you meet there is usually employed by or contracted with the builder. Their job is to sell the builder's homes on the builder's terms.

That doesn't make them unhelpful. But if you want someone whose duty is to you, someone to push back on price, contract terms and incentives, you need your own agent.

Before your first model-home visit

Some builders have registration policies that affect whether they'll work with an outside agent. For example, a builder may require your agent to be present, or to register you, on your very first visit. Policies vary by builder and change over time.

Also ask how the builder handles buyer-agent compensation. Some builders pay it, and some don't. Whatever you owe is set by the buyer agreement you sign with your agent, so know the answer up front.

Builder contracts aren't the REPC

Most Utah resale homes are bought with the standard Real Estate Purchase Contract, which has familiar protections like a due diligence period. Builders often use their own purchase agreements instead, written by their attorneys.

Those contracts can have different deadlines, deposit rules and cancellation terms. An experienced new-construction agent will read them with you and flag anything unusual before you sign.

Incentives and upgrades

Builders often offer incentives such as rate buy-downs through a preferred lender, or credits toward closing costs or upgrades. These can be valuable, but they're easier to compare with help:

• Compare the whole package. A lower rate from the builder's lender versus a price cut can come out very differently over time.
• Ask about finished homes. Homes that are already built may come with more room to negotiate.
• Budget for upgrades carefully. Upgrades raise your purchase price, which can affect your appraisal and your property taxes.

Get independent inspections

New doesn't mean perfect. Many buyers hire their own inspector at a few key points:

• Pre-drywall: after framing, plumbing, electrical and HVAC are in, but before the walls are closed.
• Before closing: alongside the builder's final walkthrough, to build your punch list.
• Before the warranty ends: many builders offer a first-year warranty, so an inspection around month 11 can catch issues while they're still covered. Read your warranty for the exact terms.

Your agent can help schedule these and make sure the builder's contract allows them.

What to ask a new-construction agent

• How many new-construction homes have you helped clients buy recently?
• Which builders have you worked with, and what were their contracts like?
• How do you evaluate builder incentives?
• Will you attend inspections and the final walkthrough?