Posted on: 19-05-14 21:15:47
Hello All
In a dilemma whether to hire a real estate agent or not for New Construction Homes.
What are pros and cons. And is it necessary to hire one or go on without one.
Trying to look new construction around Mount Pleasant Go Station
Any & All responses will be appreciated
Thank you
P.S - another thread coming soon for townhomes v/s semi/detached.
As far as I know There are no pros or cons of having an agent for new construction. I won't harm, it won't help much either. Few years back, builders used to offer some commission to agents some of which agent shared with client. But due to the demand, builders stopped doing that and agents too started to shy away from new house dealings.
But what is important is to have RE lawyer for sure..there are couple of clauses, though standard for builder, lawyer could help point that out and take them out.
Good luck!
Quote:
Originally posted by newbieca
Hello All
In a dilemma whether to hire a real estate agent or not for New Construction Homes.
What are pros and cons. And is it necessary to hire one or go on without one.
Trying to look new construction around Mount Pleasant Go Station
Any & All responses will be appreciated
Thank you
P.S - another thread coming soon for townhomes v/s semi/detached.
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For new construction homes, the builders of repute, have standard plans that they use and have it in their catalogue and from their arsenal, and the sub contractors who help with the construction also have all the formats and have grown accustomed those plans. But they all work together with the city inspectors and complete the projects. All of the warranties and guarantees are from the, manufacturers and other suppliers to the builder that you agree with. It is the workmanship that needs to be verified.
To give you an example, if they build a Bathroom with American Standard bath tub and Moen Faucets, the warranties etc., are from the Original manufacturer of these materials. Builder will only stand behind them. RE agent cannot help you much with all of these, unless they are well versed with CMHC and other Reed & Sweets Catalogues and Parts matching orders
that they handle in their work. They have to make sure that it is upto the standards. So, all of these sub contractors pad up their services and provide a so called warranty. But if you get an Architect, he will cut the cost of some of their services as they know the intrinsic costs of materials plus the labour costs to give you a small break in the construction. But, they also charge you for their services. Which is like saying, if you are not there in person and do not know what to look for, they will get away with murder. So, an Architect only takes care of your interests and avoids all of the boo boos, so, it might end up costing you the same. But you have some one that will stand behind his services and supervision. Also, they know the current standards in concrete materials and building codes.
To give you another one, some of the buildings have squeaky floors and you will see a hundred of these nails that ought to have gome into the floor joists and through the plywood, stay hanging and they did not hit the joists, From the plywood end you will see the nails. But the contractor who knows good workmanship, will get the wood worker to redo the nailing for you. (These are air nail guns and they hire some dummos to work with them.)
If you know anyone, find out the costs through them for such services. Or I can make inquiries on the side and if you are interested before the start of the construction, will provide you a link to to one atleast, when you get serious. Don't forget, there are charges that you pay up front for all of these services. So, do not hire one unless you are at that stage of decision making.
FH.
Thanks guys - appreciate your response.
I am planning to hire real estate lawyer. Already spoke to one of the Architect as well FH 
thanks for suggestion
Any recommendation
Thank you once again.
I cannot add anything more to what you have done in regards to the building project.
The Builder will only provide Sh***y carpet, ask the HELP to get you Solid Hard Wood Floors. 3.25 x 0.75 random length seven coat select hardwood of your choice and liking for the floors and stairs and matching handrails or bannisters to go with it.
Current trend is to use MARBLE counters instead of Formica or Arborite counters.
There are able HVAC suppliers here that visit us from time to time. Ask them about the heating and cooling plants that they currently use in the buildings and upgrade it to the current standards. CMHC will also demand it.
All the windows should be glazed twin or triple ply glass, with a similar rating.
Steel doors at entry, garage, and the rear or sliding doors at the rear.
Built in Burglar alarm with OPTIONAL monitoring. If you don't need it then keep it open till you find that you need it. Video monitoring, with night vision, for the entry doors and walk ways, with an option to record with its own recording device.
Non skids in the bath tubs. Or if a Jacuzzi, then with multiple jets. Plus separate breakers for them.
Mostly all of the current builders have deals for the appliances they throw in. Get them all made of SS. Your choice.
Get them to install the driveway curbs, even if the driveway is not paved.
Lawn to be sodded with KENTUCKY BLUE GRASS. Not a music band.
If any grants are available, get the roofing to be done with steel shingles and SOLAR PANELs and hook it back to the OPG System. The system installed will pay you back after the 8th or thr 9th year. You will not get a Power utility bill after that and it will make you money.
I don't know if they are insisting upon this yet, but see if they will provide you with rain water collection, for external usage and consumption.
Also see if they will frame the basement for completion while they are at it. Some basements render to it.
Insulate the whole house to R2000 grade insulation. That will reduce your heating and cooling costs.
Get back to us here if you have any other questions.
FH.
