Do You Need a Buyer’s Agent to Buy New Construction in Richmond VA?
The person at the model home desk works for the builder, not for you
You are not required to have a buyer’s agent to buy new construction in Richmond VA, but the on-site sales agent at the model home represents the builder, and the contract you will be handed is the builder’s contract, written by the builder’s lawyers. A buyer’s agent works the parts of a new build that the sales office has no incentive to work for you: contract addenda, options and change order pricing, lot premiums, third-party inspections at framing, pre-drywall and final, warranty language, timeline slippage, and whether the builder’s lender incentive is actually worth taking. Buyers researching new construction Richmond VA, do I need a realtor for new construction, Chesterfield new homes, Hanover new construction, buyer’s agent new build, pre-drywall inspection Richmond and builder contract review should also know that registering yourself with a builder before you have representation can affect whether that builder will recognize an agent later. The Mission Realty Team represents new construction buyers across western Chesterfield, Hanover and eastern Henrico. Bring your agent to the first visit.
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New construction is a large share of what sells around Richmond, and the corridors are easy to name. Western Chesterfield along the Route 288 and Hull Street corridors, the Midlothian and Moseley area, the Atlee and Route 301 corridors and the area around Ashland in Hanover, and pockets of eastern Henrico toward Varina and the Route 5 side all have active subdivisions with model homes open most days of the week.
Those model homes are staffed and pleasant, and the person behind the desk is knowledgeable and helpful. They are also employed by or contracted to the builder, and their fiduciary duty runs to the builder. That is not a criticism. It is a disclosure that many buyers do not fully register until they are three months into a build with a change order dispute and no one on their side of the table. This article explains exactly what a buyer’s agent adds on a new construction purchase in Richmond, and where the risk sits if you go without one.
Who Does the On-Site Sales Agent Actually Represent?
The builder. In Virginia, real estate licensees must disclose their brokerage relationship, and the on-site agent’s relationship is with the builder as seller. They are obligated to treat you honestly and fairly and to disclose material adverse facts they know about the property, but they are not obligated to advise you on price, to point out the weaknesses in their own contract, or to advocate for you against their employer.
Practically, that shows up in small ways. The sales agent will not tell you that the lot you are choosing sits at the low point of the drainage plan, or that the option package you are adding does not appraise well, or that the community’s next phase is planned to back up to a commercial parcel. They may not know, and if they do know they are not the person whose job it is to argue your side of it. A buyer’s agent is.
It is also worth understanding that the sales office is measured on the builder’s metrics: absorption pace, average sale price, option revenue, and closings inside the fiscal quarter. Those goals sometimes align with yours and sometimes do not. When a builder needs to close by quarter end, that can be leverage for you, but only if someone on your side recognizes and uses it.
The Builder Contract, Options and Change Orders
This is the biggest single reason to have representation. A resale purchase in Virginia usually runs on a standard regional contract form that both sides are familiar with and that allocates risk fairly evenly. A new construction purchase runs on the builder’s proprietary contract, drafted for the builder, and it is frequently far less balanced.
Provisions worth understanding before you sign include how and when your deposit becomes non-refundable, what happens to your deposit if you cannot get financing, whether there is a true inspection contingency or only a builder walkthrough, how completion dates are defined and what remedies you have if they slip, the builder’s right to substitute materials of equal or better quality, arbitration and dispute resolution clauses, limits on assignment or resale before closing, and how warranty claims must be submitted. Some builders will negotiate addenda. Some will not negotiate a word. Either way you should know what you are agreeing to.
Options and change orders are the other trap. Structural options such as an extra bay in the garage, a morning room extension, a fourth bedroom or a finished basement generally have to be locked before framing and cannot be added later. Cosmetic selections have their own deadlines. Change orders after a cutoff typically carry an administrative fee on top of the cost, and they can push your delivery date. A buyer’s agent who has walked clients through several builds in the same community knows which options tend to be worth the money on resale in that market and which are personal preference you will not recover.
Yes, You Should Inspect a Brand New House
New construction buyers routinely skip inspections on the theory that the house is new and the county already inspects it. County and city building inspectors verify code compliance at specific milestones. They are not hired by you, they do not inspect workmanship quality, and they are not looking out for the things that will cost you money in year three.
The sequence we recommend on a Richmond-area build is three visits by an independent inspector you hire. A framing or pre-drywall inspection, scheduled after rough plumbing, electrical and HVAC are in but before insulation and drywall close the walls, is the highest-value one because almost nothing found later is easy to fix. A final or pre-closing inspection before your walkthrough catches finish and system issues while the builder still has crews on site. And an eleventh-month inspection, done before a typical one-year workmanship warranty expires, catches settling, drywall cracks, grading and drainage problems and equipment issues that only show up after a full seasonal cycle.
Costs vary by inspector and by house size, so get quotes rather than trusting a figure from an article. As a general frame, a pre-drywall inspection tends to cost less than a full inspection because there are no operating systems to test, a final inspection is priced like a standard home inspection, and the eleventh-month visit is usually priced similarly. Against the cost of a missed framing or flashing defect, all three are inexpensive.
The Builder’s Lender, Incentives and Lot Premiums
Most large builders have an affiliated mortgage company and an affiliated title company, and most attach incentives to using them. Understand two things. First, under federal law a builder generally cannot require you to use its affiliated lender or title company as a condition of selling you the house, and affiliated business arrangements must be disclosed. Second, the builder absolutely can make its incentive contingent on using them, and often does.
So the question is not whether you are allowed to shop. You are. The question is whether the incentive is worth more than what an outside lender would save you. Compare total cost, not the headline. Look at the interest rate, discount points, lender credits, origination and underwriting fees, and how much of the closing cost credit is actually usable. A large closing cost credit paired with a higher rate can cost you more over five years than a smaller credit with a better rate. Run both scenarios side by side with real loan estimates.
Lot premiums deserve the same scrutiny. Builders price lots individually for size, trees, cul-de-sac position, walkout basement potential, pond or common area frontage, and orientation. Some premiums hold value on resale and some do not. A treed lot backing to permanent common area or a wooded buffer usually holds up. A premium paid for a view across a field that is platted for the next phase generally does not. Ask to see the recorded plat and the overall community plan, not just the current phase map.
Timelines, Delays and What the Warranty Really Covers
Build timelines slip. Weather, inspection scheduling, trade availability and material lead times all move dates, and builder contracts are usually written to give the builder considerable latitude. What matters is what the contract says about your side of the slip: whether your rate lock can be extended and who pays for it, whether you have any remedy if delivery misses by months rather than weeks, and what happens if your lease ends or your current home sale closes before your new house is ready.
On warranties, separate two things. Virginia law provides certain statutory implied warranties on new dwellings sold by a builder or vendor, with a shorter period for general construction and a longer one for structural and foundation elements, and those statutory rights have notice requirements you must follow. Separately, most builders provide an express limited warranty, commonly structured as roughly one year on workmanship and materials, two years on mechanical, plumbing and electrical systems, and ten years on major structural components, often administered through a third-party warranty company.
Read the express warranty for its exclusions and its claim process, because that is where disputes happen. Common exclusions include cosmetic items after a short window, normal drywall cracking and nail pops, grading and drainage after the first year, landscaping, and anything a homeowner altered. Many warranties also require written notice within a specific period and route disputes to binding arbitration. None of this is unusual, but you should know it before you rely on the phrase “it is under warranty.”
How Commission Works, and Why Registration Matters
The usual arrangement on Richmond-area new construction is that the builder has budgeted for buyer agent compensation and pays it from the transaction, and the builder’s list price is the same whether or not you bring an agent. Builders generally do not discount the house by the amount of the commission if you come in unrepresented, because doing so would undercut their pricing with every other buyer in the community. In practice, going without representation usually means the money stays with the builder rather than coming back to you.
That said, the compensation landscape has changed. In Virginia you will sign a written brokerage agreement with your agent that states how your agent is compensated, and if a particular builder’s contribution falls short of what your agreement specifies, the difference has to be addressed openly. Ask your agent to confirm the builder’s buyer agent compensation in writing before you go under contract so there are no surprises at closing.
Now the part that catches people. Most builders have a registration policy. If you visit a community and sign in without an agent, the builder may treat you as a self-generated lead and refuse to recognize a buyer’s agent on that purchase later, sometimes for a defined period. That means a Saturday of casual model home touring can quietly cost you representation on the house you eventually buy. The fix is simple: engage an agent first and have them register you, or bring them to your first visit and put their name on the sign-in sheet.
| Stage of a new build | What the sales office handles | What your buyer’s agent should be doing |
|---|---|---|
| First visit and registration | Sign-in, model tour, price sheet | Register you so representation is preserved |
| Lot and floor plan selection | Shows available inventory and premiums | Checks plat, drainage, future phases, adjacent zoning |
| Contract signing | Presents the builder’s form | Reviews terms, deposit risk, contingencies, seeks addenda |
| Options and selections | Sells options and upgrades | Flags structural cutoffs and resale value of upgrades |
| Financing | Promotes affiliated lender incentive | Compares incentive against outside loan estimates |
| Framing and pre-drywall | Construction updates | Coordinates your independent inspection before drywall |
| Final walkthrough and closing | Punch list and settlement | Second inspection, holds items open, reviews settlement figures |
| Year one | Warranty intake | Reminds you to inspect before workmanship warranty expires |
Frequently Asked Questions About Buying New Construction in Richmond VA
Do I need a realtor to buy new construction in Richmond VA?
You are not required to have one, but you almost certainly should, because the on-site sales agent represents the builder and the contract is the builder’s own form. A buyer’s agent reviews that contract, pushes for addenda, evaluates lot premiums and option pricing, coordinates independent inspections at pre-drywall and before closing, and compares the builder’s lender incentive against outside loan estimates. Builders generally budget for buyer agent compensation and do not lower the price if you come unrepresented. The Mission Realty Team represents new construction buyers throughout the Richmond metro.
Who does the sales agent at the model home work for?
The builder, as the seller. Virginia licensees must disclose their brokerage relationship, and the on-site agent’s duty of loyalty runs to the builder who employs or contracts them. They must deal with you honestly and disclose material adverse facts they are aware of, but they are not there to advise you on price, to identify weaknesses in the builder’s contract, or to negotiate against their own employer. Treat them as a helpful, well-informed representative of the other side of the table.
Does using a buyer’s agent cost more when buying a new home?
In the typical Richmond-area new construction transaction, no, because builders price homes the same whether or not a buyer is represented and have already budgeted for buyer agent compensation. What has changed is that you will sign a written brokerage agreement stating how your agent is paid, so if a specific builder contributes less than that agreement provides, the shortfall has to be discussed openly rather than assumed. Ask your agent to confirm the builder’s buyer agent compensation in writing before you go under contract. Unrepresented buyers rarely capture that money themselves.
Can I still use an agent if I already visited the model home alone?
Sometimes, but not always, which is why the first visit matters. Many builders have registration policies stating that whoever is listed on the initial sign-in controls the lead, and some will decline to recognize a buyer’s agent who appears later on that purchase. Policies differ by builder and by community, and some allow retroactive registration within a short window. If you have already toured unrepresented, tell your agent immediately so they can ask the builder before you go any further.
Should I get a home inspection on a brand new house?
Yes, and ideally more than one. County and city building inspectors check code compliance at defined milestones, but they are not hired by you and they do not evaluate workmanship quality. Independent inspections at the pre-drywall stage, again before closing, and once more before a one-year workmanship warranty expires catch the issues that are cheap to fix now and expensive later. Confirm before you sign that your inspector will have site access at the framing stage.
What is a pre-drywall inspection and when does it happen?
A pre-drywall or framing inspection happens after rough plumbing, electrical, HVAC and framing are complete but before insulation and drywall cover the walls. It is the only chance to see structural connections, fastening, bracing, duct routing, plumbing supports, window and door flashing and wiring runs. Once drywall goes up, most of those items become invisible and expensive to correct. This is the single highest-value inspection on a new build.
Do I have to use the builder’s lender in Virginia?
No. Federal law generally prohibits a builder from requiring you to use its affiliated mortgage or title company as a condition of the sale, and any affiliated business arrangement must be disclosed to you. However, the builder is allowed to condition closing cost incentives on using its lender, and most do. Get a full loan estimate from the builder’s lender and from at least one outside lender, then compare rate, points, credits and fees over the years you actually plan to keep the loan rather than comparing headline incentives.
Are lot premiums on new construction worth it?
It depends entirely on what the premium is buying and whether it will still be there at full build-out. Premiums for permanently protected features such as a wooded buffer, common area frontage, cul-de-sac position, extra lot width or walkout basement potential tend to hold value. Premiums for a temporary view across land platted for a future phase usually do not. Ask to see the recorded plat and the full community plan, not only the current phase, and check adjacent parcel zoning at the county planning office before you commit.
What does a new home warranty in Virginia actually cover?
There are two layers, and they are different. Virginia law provides statutory implied warranties on new dwellings from the builder or vendor, with a shorter coverage period for general construction and a longer one for structural and foundation elements, subject to notice requirements you must follow. Separately, most builders issue an express limited warranty commonly structured as about one year on workmanship, two years on mechanical systems and ten years on major structural components. Read the exclusions and the claim procedure, because that is where most disputes actually occur.
What happens if my new construction home is delayed?
That depends almost entirely on how the builder’s contract defines completion and remedies, which is why the contract review matters. Most builder forms give substantial latitude for weather, inspections, labor and material delays and provide limited buyer remedies for anything short of a very long delay. Your practical exposure is on the financing and housing side: rate lock extensions, temporary housing, storage and a lease or home sale that ends before your house is ready. Build a cushion into your move-out plan rather than relying on the builder’s projected date.
Can you negotiate with a builder on price in Richmond?
Builders resist cutting base price and are far more willing to move on incentives, so that is usually where the negotiation happens. Closing cost contributions, rate buydowns through the affiliated lender, included options or upgrades, appliance packages, blinds, fencing allowances and lot premium reductions are all things builders concede more readily than list price, because base price affects the comparable sales for every other home in the community. Standing inventory that is finished or nearly finished, and homes a builder wants closed inside a quarter, are where you find the most flexibility.
Where is the new construction in the Richmond VA area?
The most active corridors are western Chesterfield, Hanover and parts of eastern Henrico. In Chesterfield, growth runs along the Route 288 and Hull Street Road corridors and through the Midlothian and Moseley area. In Hanover, activity concentrates around the Atlee corridor, the Route 301 and Route 1 areas and near Ashland. Eastern Henrico has pockets toward Varina and the Route 5 side. Each area brings different school assignments, commute patterns and utility situations, including whether a community is on public water and sewer.
Is buying new construction better than buying an existing home in Richmond?
Neither is universally better, and the honest answer depends on what you value. New construction gives you current code, current energy performance, a warranty, modern layouts and the ability to choose finishes, at the cost of a longer timeline, an association in most cases, smaller mature landscaping and a builder-drafted contract. Existing homes in Richmond’s established neighborhoods give you shorter commutes, larger trees, negotiable terms on a familiar contract form and often more space for the money, at the cost of older systems and deferred maintenance. The Mission Realty Team works both sides and will tell you which fits your situation.
Touring New Homes in Richmond? Call Before Your First Visit.
The Mission Realty Team represents new construction buyers across western Chesterfield, Hanover and eastern Henrico, from lot selection and contract review through pre-drywall inspection and your eleventh-month warranty walk. Call us at (804) 601-4960 or stop by 3701 Cox Rd, Richmond VA 23233 before you sign in at a model home.
