In the past...
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Listing agents would negotiate their compensation with the seller. Then, they'd split a portion  with the buyer's agent as an incentive to show and sell the property.

This was known as "cooperative compensation." The seller would pay the listing broker, the listing broker would pay the buyer's broker. Compensation for both sides was negotiated before properties were listed on the market.

Moving forward...

Compensation for agents is "decoupled." The listing agent negotiates their compensation with the seller, the buyer's agent negotiates their compensation with the buyer.

This does not mean buyers will be paying their agents out of pocket, although it is an option.

Buyers will now negotiate "seller compensation to the broker assisting the buyer" in each offer. The agreed upon amount will be paid from the seller's funds at closing.

TLDR:

This is a procedural change in the way real estate agents are compensated and how compensation is negotiated.
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In the past:
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Agents could show homes to prospective buyers without a "Buyer's Agency Agreement" in place. It was still best practice to have an agency agreement in place, which solidified the agent's fiduciary duty to the buyer.

Moving forwards:

An agency agreement must be in place that clearly outlines the terms of the relationship and compensation to the buyer's agent before touring any properties.

Prospective buyers may contact the listing agent directly to see a property without an agency agreement in place.

My thoughts:

The last thing you probably want is to be locked into a long-term contract with an agent before ever touring a property together.

Seeing first hand the way one agent shows you a property versus another should be an important part of the hiring process. Think of it like a test run before making a longer-term commitment.

Our solution: during the interview phase, we can set these agreements to expire the next day. That way, you can still see if we're a good fit before making a longer-term commitment.

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Building a home in the Kansas City area can take anywhere from 10 months to 16 months depending on the complexity and size of the home.

Most new builds in Kansas City will take around 12 months from contract date to completion.

After going under contract, we'll usually meet with the builder a second time to get answers to any questions and so you know exactly what to expect.

It will take 1-3 months after the contract is signed for the city to approve permits and to start digging and pouring the foundation.

Around that time, we'll choose selections - finishes, paint colors, fixtures, countertops, and more. Most of those items will be handled up front, some of them will be made as the build progresses.

During the building process, there are usually several walkthroughs: 
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1 - Electrical - where you choose the location for outlets, fixtures, lights, and any other wiring.

2 - Trim - you get to design the trim, including the boot bench, closet shelving, built-ins, and more.

3 - Punch List/New Home Orientation - this is the final step where we'll walk through the home with the builder and/or warranty representative to make sure any items are corrected,  cover how to use the systems in the house, and who to contact in case of any issues.
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Financing can often times be far more simple than it seems.

The most common type of financing is "builder financing." Most builders require a non-refundable deposit between 5-12% of the contract price to get started.

They'll take that deposit and the contract to their lender, obtain financing for the home, and purchase the lot from the developer.

After that, you pay at closing just like you would with any other home. Deposit in the beginning, close at the end.

In other situations, builder financing may not be available. In this case, a construction-to-perm loan is very common.

In this situation, you will finance the build using a construction loan in the beginning. This is interest only and the balance will increase throughout the build as the builder draws money from the lender during each phase of construction.

Once construction is complete, the construction-to-perm loan turns into a permanent mortgage so you don't have to close twice or obtain two separate loans.

It is extremely important to work with a lender that specializes in this loan product instead of generic mortgages. Please reach out to me for recommendations!

This is the second most important decision you can make, after identifying the right lot for your new home.

By choosing the lot, you'll have a clearer understanding of which builders can build in that subdivision and area. Some lots are exclusive to certain builders, some communities are open to all builders.

This is something we assist with from beginning to end - especially if there's a builder you really like and want to make sure you can work with them.

When selecting a builder in Kansas City, it's important to know that we have a lot of small to medium sized builders and not many national or regional builders. That means you have a LOT of options.

Most people choose their builder based on floor plans they like. We take it one step further and identify that builder's process, the quality of their work, specs and features they include, their allowances, their process for your selections, warranty, and everything else.

The process is possibly more important than the floor plan.

One situation that frequently occurs is pulling quotes from two different builders for a floor plan with similar square footage. There's almost always a difference in price because of the roof line's complexity, the number of windows, doors, corners in the house, and many other variables that only become clear after getting specs and pricing.

It's always important to get quotes from two different builders, even if you're dead set on working with one. That way you can see the exact line items that are included with one and might not be included with the other.

We can help you identify the right builder for your budget, timeline, and ideal home. Please reach out and we'll walk you through the process start to finish!

Warranties are one of the most convenient parts of purchasing or building a new home.

Before closing, you'll do a punch list walkthrough with the builder to identify any inspection items or cosmetic items inside of the home. These are often completed by closing, but many builders will require 60 days after closing to finish some.

After closing, the builder will transfer warranties for any appliances and mechanical systems over into your name. Some builders only do this by request so it's important to read the contract.

At around 11-months, you'll have a review where the builder's warranty department will go through each item you've submitted and schedule a time to repair them. This is all outlined in the contract and often times in a separate warranty manual.

Each builder's process will vary, but these are the three steps almost every builder will take to make sure you're as happy and comfortable as possible in your new home!