Touring model homes around Seattle and wondering if you should just work with the friendly person in the sales office? It is a common question, especially when new builds dangle attractive incentives and quick timelines. You want a smooth purchase and a fair deal without surprises after closing. In this guide, you will learn exactly how a buyer’s agent compares to a builder’s sales representative, what is negotiable in Seattle new construction, and the steps to protect your purchase from contract to warranty. Let’s dive in.
Agent vs builder’s rep: who represents you
Who each professional serves
A builder’s sales representative works for the builder or developer. Their loyalty and obligations run to the builder. A buyer’s agent represents you. They owe fiduciary duties like loyalty, confidentiality, and full disclosure to you and only you.
Washington’s agency disclosures
In Washington, real estate licensees must disclose who they represent in writing. Before you discuss numbers or sign anything, confirm in writing whether the person across the table represents you or the builder. This matters because a builder’s rep cannot ethically negotiate for your best interests or keep your confidences if those would harm the builder.
Practical takeaway
If you go directly to the builder’s rep without hiring a buyer’s agent, you will not have someone obligated to advocate for your price, upgrades, inspection rights, or warranty enforcement. A buyer’s agent can structure terms, ask tough questions, and guide you through inspections, financing contingencies, and document review.
How model home sales and incentives work
What you will hear in the sales office
Sales reps are experts on their community’s base pricing, lot premiums, completion timelines, and upgrade menus through the design center. They also present builder incentives like closing-cost credits, rate buydowns, or free upgrades, sometimes tied to preferred lenders or title companies.
Commissions and registration
Builders often budget a cooperating commission for buyer’s agents. Many require your agent to register you before your first visit or before you sign anything. If registration does not happen, the builder may refuse to pay a cooperating commission or may tie your choices to incentives only. If you plan to use an agent, register early and get the commission arrangement confirmed in writing.
Preferred lenders and title companies
You can choose your own lender and title or escrow company. Builders may offer extra incentives if you use their preferred partners. A buyer’s agent can help you compare the net benefit of incentives versus the rate and fee package from your preferred lender so you do not leave money on the table.
What is negotiable in Seattle new builds
How pricing is structured
New construction pricing usually starts with a base price plus a lot premium. Then come design center selections and upgrades like appliances, counters, flooring, and landscaping. Builders sometimes use allowances that do not fully cover realistic upgrade choices. Ask for written pricing for common upgrades so you can compare homes apples to apples.
Timing and leverage in this market
Your leverage often depends on timing. Early in a community, you may have more say in lot selection and design choices. When the market cools or when a builder needs to move inventory, you may see larger closing credits, rate buydowns, or price adjustments on completed or near-complete homes. During tight supply periods, expect fewer price moves and more focus on non-price concessions.
Smart negotiation swaps
You can often negotiate for value even when the base price is firm. Consider asking for:
- Closing-cost credits or a rate buydown instead of a price cut.
- Inclusion of appliances, window coverings, or landscaping.
- An extended or third-party backed warranty.
- Flexible closing or temporary occupancy solutions if construction runs long.
- Payment of HOA initiation fees.
Inspections, warranties, and risk management
Inspections and punch lists
New does not mean perfect. Plan for third-party inspections at key stages. Common checkpoints include pre-drywall, mechanical rough-in, and final. Some builders resist mid-construction inspections, but you should insist on reasonable access and written inspection rights. Document punch list items and require timelines for completion.
Warranties vary by builder
Many builders use a tiered structure such as one year for workmanship, two years for systems, and ten years for major structural defects. Terms vary, so get the warranty in writing, note what is covered and excluded, and understand how to submit claims and deadlines for reporting issues.
Title, escrow, and HOA documents
Review preliminary title, plat maps, easements, and CC&Rs before committing. If the home will be in an HOA, ask for budgets, rules, and any planned assessments. Builders often recommend preferred title and escrow providers. You can choose your own, but weigh that choice against any tied incentives.
Schedule and change-order risk
Construction delays happen due to permitting, weather, supply chains, or labor. Make sure the purchase agreement explains what happens if completion dates slip, including any rent, extensions, or termination rights. For upgrades, require a clear change-order process with pricing and timeline impacts spelled out in writing.
How a buyer’s agent protects you
A skilled buyer’s agent focused on new construction will:
- Confirm agency in writing and protect your confidentiality.
- Register you with the builder to preserve commission and leverage.
- Break down pricing into base, lot premium, and realistic upgrade costs.
- Negotiate concessions that improve your total cost of ownership.
- Secure inspection rights and coordinate third-party inspectors.
- Review warranties, title, plat, and HOA documents for red flags.
- Track construction milestones, manage punch lists, and plan for delays.
Seattle and King County specifics to keep in mind
- Permitting and design review. Seattle’s review processes can extend timelines. Expect builders to price in time and fee risk, which affects flexibility.
- Local fees and requirements. Impact fees, stormwater rules, and county processes influence costs and schedules.
- Energy standards. Washington and Seattle energy codes require higher efficiency than many older homes. You may benefit from lower operating costs, but initial build costs are often higher.
A simple game plan to buy smart
- Hire a buyer’s agent early. Do this before touring models or sharing your budget with a sales office. Ask your agent to register you immediately.
- Get the facts in writing. Request a clear list of what the base price includes, lot premium, and typical upgrade pricing for the finishes you want.
- Compare incentives. If incentives require a preferred lender or title company, ask your agent to run side-by-side comparisons with your own providers.
- Lock in inspection rights. Add written allowances for third-party inspections at reasonable stages and define access.
- Review the paperwork. Read the builder purchase agreement, warranty, plat, CC&Rs, and any disclosures. Your agent can flag issues and suggest solutions.
- Negotiate total value. Look beyond sticker price. Consider credits, buydowns, upgrades, warranty terms, and timing.
- Plan for delays. Clarify remedies and occupancy options if the build date moves. Keep communication tight as you approach completion.
Buying new construction in Seattle is exciting, but getting the details right is what protects your investment. With boutique, concierge-level guidance and deep new-construction expertise, you can secure the right lot, the right upgrades, and the right terms for your life. If you are planning a new-build purchase anywhere in Greater Seattle or the Eastside, connect with The Sessoms Group to map your strategy and schedule your concierge consultation.
FAQs
Do I need a buyer’s agent for new construction in Seattle?
- You are not required to hire one, but a buyer’s agent protects your interests, negotiates price and concessions, secures inspection rights, and helps you navigate contracts and warranties.
Will I lose builder incentives if I use my own lender?
- Sometimes incentives are tied to preferred lenders or title companies, and a buyer’s agent can help you compare net costs and negotiate to preserve value if you choose another provider.
Can I get inspections on a brand-new home?
- Yes, and you should; secure written access for third-party inspections at key phases like pre-drywall and final, then document punch-list items and timelines for correction.
What warranties do Seattle builders usually provide?
- Many use a tiered model such as one year on workmanship, two on systems, and ten on structural items, but terms vary, so review coverage, exclusions, and claim procedures in writing.
What happens if the builder delays completion?
- Most contracts allow schedule extensions for causes outside the builder’s control; clarify remedies such as rent, extensions, or termination options before you sign.
When should my agent register me with the builder?
- As early as possible, ideally before your first model-home visit or any pricing discussions, to preserve cooperating commission and your negotiating leverage.
