Buying a new construction home in Georgia: contracts, inspections and your own agent
A new home comes with a new set of rules — the builder's contract, the builder's agent, the builder's lender. Here is how to keep someone on your side.
The person in the model home works for the builder
The friendly sales agent at the community's model home represents the builder. Their job is to sell homes at the builder's price on the builder's terms. That is not a criticism — it is the arrangement, and it means nobody in that office is negotiating for you.
You can bring your own agent. Many builders pay a buyer's agent from the sale, but most also have a registration rule: your agent must be with you, or must register you, on your first visit to the community. Walk in alone, sign the guest sheet, and the builder may refuse to work with an agent you bring later. If you think you might buy new, line up your agent before you visit models.
Three ways to buy new
Browse all three on our new construction pages, or go straight to quick move-in homes if you need to move soon.
| Stage | What it means | Trade-off |
|---|---|---|
| Quick move-in (spec) | Finished or nearly finished; you buy what was built. | Fast closing, fewer choices, often the deepest incentives. |
| Under construction | Already started; some finishes may still be selectable. | Some choice, a closing date that can move. |
| To be built | You pick the lot, plan and options; the builder starts after you sign. | Most choice, longest wait, most exposure to delays and price changes. |
The builder's contract is not the standard contract
Resale homes in Georgia usually trade on a standard association form with a due diligence period. Builders typically use their own purchase agreement, written by their attorneys. Read it closely — or have your own attorney review it — before you sign or pay deposits. Look for:
- Deposits and option payments — how much, when, and whether any of it is refundable.
- Completion date language — many contracts give the builder wide latitude to delay without penalty.
- Financing terms — whether incentives depend on using the builder's affiliated lender, and what happens if your loan falls through.
- Inspection access — whether you may bring your own inspector, and when.
- Price changes — whether material or option prices can change after signing on a to-be-built home.
- Dispute resolution — many builder contracts require arbitration.
Inspect a new home — twice
Code inspections by the county confirm minimum standards, not workmanship. Independent inspections catch what the builder's punch list misses. The two most useful are a pre-drywall inspection, while framing, plumbing, wiring and ductwork are still visible, and a final inspection before closing. Confirm in writing that the builder will allow both and schedule them early. If you buy a finished spec home, a final inspection still pays for itself. See our home inspection guide.
Incentives and the builder's lender
Builders often advertise closing cost credits, rate buydowns or option upgrades, frequently tied to using their preferred lender. Compare the whole package: the rate, the fees, the credit and the total cash to close against an outside quote. Our builder incentives guide explains how to compare them, and the builders page shows the incentives builders are advertising right now.
A to-be-built home, step by step
- Before your first visit: choose your agent and get pre-approved with a lender you picked, so you can compare against the builder's lender later.
- First visit: your agent comes with you or registers you, per the builder's rules. Collect the price sheet, lot premiums, standard features list and the current incentive in writing.
- Lot and plan: ask about the lot's drainage, orientation, what is planned behind and beside it, and whether the HOA and amenities are finished or promised.
- Contract and deposit: read the builder's purchase agreement before paying. Note every deadline and what is refundable.
- Design selections: set a budget for options before you walk into the design center, and ask which upgrades are cheaper to add later.
- Loan application: apply, lock or plan your lock around the expected completion date, and know what happens to your rate if construction runs late.
- Pre-drywall inspection: your independent inspector walks the framing, plumbing, wiring and ducts.
- Final inspection and walkthrough: list every defect in writing; ask for completion before closing or a written agreement on when it will be fixed.
- Closing: your closing attorney, the builder's attorney or both handle the closing; confirm wiring instructions by phone at a known number.
- After move-in: keep a defect list and submit it before warranty deadlines.
Questions to ask the builder's sales office
- What is included in the base price, and what is on the model that is not?
- What is the lot premium on this lot, and why?
- What are the HOA dues, and what will be built in the amenities — and when?
- Which incentive applies with an outside lender, and which only with yours?
- What does your warranty cover, for how long, and how are claims submitted?
Warranties and the walkthrough
New homes usually come with a builder warranty, and its terms are set by each builder — coverage periods for workmanship, systems and structure differ, so read the actual document. Before closing you will do a walkthrough, often called a blue-tape or orientation walk: note every defect in writing. Keep a running list through the first year and submit it before any warranty deadline.
Common questions
Do I need an agent to buy new construction?
You do not need one, but the builder's sales agent represents the builder. Your own agent can negotiate, compare incentives and keep track of deadlines — and many builders pay that agent. Bring them on your first visit, because registration rules can rule them out later.
Can I negotiate with a builder?
Often, though usually on incentives, options, lot premiums or closing costs rather than the base price. Builders tend to negotiate most on finished inventory homes.
Do I have to use the builder's lender?
Generally no, but some incentives only apply if you do. Get an outside quote and compare total costs, not just the rate.
Is there a due diligence period on new construction in Georgia?
It depends on the builder's contract. Many builder agreements do not include the standard resale due diligence period, which is why reading the contract before paying deposits matters.
Read next
General information for Georgia home buyers, not legal, tax or lending advice. Loan programs, rates, limits, tax rates and insurance terms are set by lenders, agencies, counties and insurers and change — confirm current figures with them, and have your closing attorney review anything you sign.