"When looking for a home, buyers are often frustrated at the choices and tastes of previous owners and the cost of redoing these items can be prohibitive. With many new construction homes, final choices like cabinets, countertops and floor coverings are left up to the consumer.” “A builder’s purchase contract keeps his best interests at heart. Savvy buyers use their own Buyer’s Agent to keep their interests protected." “Restrictive covenants and the relative uniformity of new neighborhoods can add stability and reliability to the neighborhood’s overall resale value. On the other hand, that same uniformity can impose a cap on an owner’s ability to recapture the cost of upgrades or improvements.”

Pro’s and Con’s of New Construction Pros •That “never been lived in” clean and fresh feel. • Possible design choice on interior elements. • Possible sight selection and/or choice of floor plans. • Chance to oversee the quality of construction. • Benefits of new technologies in construction. • Potential for rapid appreciation. Cons • Smaller lots often result in less privacy. • Higher cost per square foot. • Potential for clear cutting of lot. • Possible lack of control over quality of construction materials/labor. • High density developments can result in traffic congestion. • Replication of houses/floor plans can impose a ceiling on resale value.

Do the pros outweigh the cons? If yes, then New Construction may be another avenue to pursue in your home search. Here are the answers to some of the most commonly asked questions regarding New Construction home purchases. Can I still use a Buyer’s Agent even though most developments have on–site agents? YES! In fact it’s recommended because the on-site agent is hired to represent the builder’s best interest, not yours. Builders often use their own purchase contracts rather than the one approved by the NC Association of Realtors and the NC Bar Association. While the standard state contracts have numerous buyer protections built in, a builder’s contract may not give you the same securities. As your Buyer’s Agent, JoEllen will assist you in negotiating a contract that both parties can feel comfortable signing. If I decide to buy New Construction, who pays for my Buyer’s Agent? Most builders work cooperatively through the Multiple Listing Service to promote their homes and therefore will compensate a buyer’s agent for their services. Feel free to visit new home communities anytime; just let the on-site agent know that you are working with JoEllen as your Buyer’s Agent. If I buy a brand new home, do I still need to have an inspection done? YES! It is true that city or county inspectors visit the site frequently to assure that the community building codes are met. However, these codes are written as “minimal” standards only. A private Home Inspector can point out areas of concern that – although minimally acceptable – could cause you undue concern or expense. Additionally, private inspectors often find numerous items that are not built to standards yet were overlooked by rushed code inspectors. JoEllen can assist you with coordinating an independent inspection if you want one and will help you negotiate the findings with the builder. New Construction looks like a good option for me. Where do I start? Great! Just call JoEllen to schedule an appointment. Together, you can sit down with some maps, the computer and some literature on new developments and map out a game plan! For more information about home inspectors, click here.