The Builder Controls the Contract
Unlike a resale transaction, new construction almost always uses the builder's proprietary contract. Terms, timelines, and contingencies are written to protect the builder. Your job is to read every page, explain the risks, and negotiate the pieces the builder will actually move on.
What to Negotiate
- Buyer-brokerage compensation — get it in writing before the offer, not after.
- Design center / options credits (often more flexible than base price).
- Closing cost contributions when the buyer uses the preferred lender.
- Rate buy-downs and lender incentives currently being offered.
- Upgraded appliances, blinds, fencing, or landscaping packages.
- Home warranty extensions beyond the builder's standard coverage.
Protect the Buyer
- Attend every builder meeting with your buyer — pre-construction, framing, pre-drywall, and final walkthrough.
- Order an independent inspection at pre-drywall AND before closing.
- Confirm the earnest money and design deposit terms — most are non-refundable.
- Understand the builder's delay language and what triggers buyer's remedies.
- Verify HOA documents, CC&Rs, and any assessments before the buyer signs.
Our Team's New Construction Resource
Use the document below on every new construction deal. It covers what to say to the on-site agent, how buyer representation works with builders in South Carolina, incentive negotiation, and the inspection cadence we require on every build.
Action Items
- Register your buyer with the on-site agent on the FIRST visit — before they tour alone.
- Get buyer-brokerage compensation confirmed in writing before writing the offer.
- Read the builder's contract cover-to-cover and flag every non-refundable deposit.
- Order a pre-drywall inspection and a final inspection with an independent inspector.
- Attend the builder's design center appointment with your buyer.
- Confirm lender incentives and rate buy-downs in writing before the buyer commits.
- Review the HOA docs, CC&Rs, and assessments with your buyer before signing.
- Walk the home the day before closing with a punch list in hand.