cxx

We're looking to buy a one off new build from a small builder (so not a place on a subdivision) and wondering if we need a realtor / buying agent to help with the process. Also will we still need to get stuff like radon testing done, and if so should it be done when we purchase or when the place is built.

We did look around a few places with a realtor but she wasn't much use, and despite us showing interest in the area didn't tell us about the new build (just kept telling us about places without stuff we wanted in areas we told her we didn't want to live!).

joto

Get a new realtor if you can, and are not tied to this one by contract. Get the radon testing done while the place is being built, if you decide to buy. If a radon mitigation system needs to be put in, it will be much easier to do it while it is in construction stage.

cxx

Thanks.

We're not tied to this one as we haven't signed a contract. Just asked them to show us a few properties, and never once asked them to recommend others, but they just kept sending emails of possible properties even though they'd never asked for any criteria, and then ignored the reasons I told them we weren't interested in the ones they suggested
I've not had particularly good experiences with realtors, hence hoping that we can go it alone.

ChocolateBabz

We bought new in a subdivision with no realtor. Hubby negotiated a hefty discount direct with their 'selling agent', all went smoothly.

Pulaski

I agree with this. A realtor is not necessary under the circumstances.

I have found that realtors have a habit of trying to push "similar" homes, or ones that have features that other people like or look for - ground floor master bedrooms being a favourite irritation of mine.

Unless you're buying in an area with a known radon problem (typically over granite bedrock) I wouldn't worry too much about radon. If you do have the house tested I would do so as soon as the shell is complete (the outer structure of the house is what contains and traps the radon), so it can be remediated before you close on the house and move in.

cxx

We've seen other houses in the area that have tested positive for radon - one said it had done some mitigation but still tested positive. Plus it is a granite area so think it's likely there will be some. Is it something which can easily be remedied or should we steer well clear?

Pulaski

The remedy is ventilation under the house, which might mean vents in the crawlspace or it might mean "sealing" the crawlspace (concrete or plastic) plus ventilation. In some cases it can mean drilling under the house to vent the gas.

If the house isn't started yet you might want to speak to the builder and/or an independent consultant to discuss incorporating radon ventilation under the foundation, which I believe would just be perforated plastic pipe in a gravel bed before the concrete is poured. The cost of doing this should be negligible and it should be very easy at the initial stage, with maybe $100 of plastic pipe and a few $00's of additional gravel, plus labour. I don't see it being more than $2,000 even for a very large house.

SanDiegogirl

We completed a purchase with small builder on new build without a realtor.

However we did get the contract checked over by a lawyer who specialises in real estate procedures and law. He highlighted some issues in the builder's contract which needed amending to safeguard us.

Reading the contract carefully, understanding the payment schedule and making sure you get what you signed up for is crucial.

Also going onto site regularly just to keep on eye on things. Hubby picked up a number of issues while the house was being built which would have been labour and cost intensive had they had to be remedied after completion.

Michael

The new builds are probably not paying a commission to real estate agents so the agent won't show the property. Even in subdivisions, townhouses, and condos, often they don't pay commissions to real estate agents since they have their own on site staff and do their own advertising.

sir_eccles

Yes, a somewhat unappreciated side to Realtors here. A good one does more than just show houses, they will handle a lot of that paper work side that would probably be done by a solicitor in the UK.

So either find a good buyers agent (by recommendation is usually best) or get a knowledgeable lawyer to review the paperwork.

Pulaski

So long as this goes on it makes a lie of "realtors' " claims to be professionals. A true professional has an ethical obligation to act in the best interests of his/her client. That realtors routinely disregard suitable FSBO and new build properties just because they won't collect a fee undermines the credibility of the realtor business.

To be clear, it is reasonable that the realtor is paid for their services, but they should either negotiate a fee from their client, or at very least bring the non-fee earning properties to the attention of their client and let the client decide.

sir_eccles

It does them no favors does it.

I think I have been lucky in that I have known some very good realtors who were long time family friends.

cxx

This place IS listed with another realtor, so I assume the builder is paying them commission, and it's listed on realtor.com etc.

Pulaski

In that case your reator is just inept.

Michael

It could be an exclusive listing with a realtor. It could also be on the MLS since even "for sell by owner" can list on the MLS for about 6 months for $99. However the software that a real estate agent uses shows how much the buyer's and seller's commission is and often it is 0% when listed for sale by owner.

The following company lists on the MLS and Realtor.com for $99 for up to 6 months.

HOUSEPAD LLP | Licensed, Premium, MLS Brokerage Services

In fact when I sold my townhouse, my agent said tried to slip it by me and said "if it's alright with you, I'll give the buyer's agent 2.5%" and I said "why not 3%" and she said", "Oh, OK".