🏡 Open Houses and New Builds: What You Need to Know

🎬 Introduction: Making the Right Home Buying Decision

Thinking about attending open houses or buying a new build? These opportunities can be exciting, but they also come with unique challenges and hidden details you need to know.

In this guide, I’ll walk you through:

• What to expect at open houses 🏠

• The pros and cons of new builds 🏗️

• Key tips to make the right decision ✅

By the end of this article, you’ll be better prepared to navigate these options without costly mistakes. Let’s dive in!

🔎 What to Expect at Open Houses

1. Be Prepared to Evaluate the Property

Look beyond the staging – Fancy decor can be distracting, so focus on the home’s structure and condition.
👀 Check for red flags:
✔ Cracks in the foundation or walls
✔ Water stains on ceilings (indicating leaks)
✔ Outdated electrical or HVAC systems

📌 Pro Tip: Always open cabinets, test faucets, and check for signs of wear and tear.

2. Ask the Right Questions

🗣️ When speaking with the listing agent, be sure to ask: ✔ How old are the roof and HVAC system?
✔ Have there been recent upgrades or renovations?
✔ Are there any issues disclosed by the seller?

3. Understand Buyer Competition

Open houses attract multiple buyers, which means competition can be high.
Example: In Saskatoon, certain neighborhoods experience intense bidding wars.

📌 Pro Tip: If you love a home, have a plan in case of competing offers—this includes getting pre-approved for a mortgage.

The Pros and Cons of New Builds

✅ Pros of Buying a New Build

• Customization – Choose finishes, layouts, and upgrades that match your style.
• Energy Efficiency – New homes come with modern appliances and energy-saving features.
• Low Maintenance – Everything is brand new, so major repairs are unlikely in the first few years.

❌ Cons of Buying a New Build

• Higher Initial Costs – Upgrades and customizations can add up fast.
• Longer Wait Times – Construction delays can push back move-in dates.
• Hidden Costs – Costs for landscaping, fencing, and appliances may not be included in the base price.

📌 Pro Tip: Always read the fine print—some builders don’t include driveways, garages, or fences in their pricing.

🏗️ How to Vet a Builder

Before committing to a new build, do your research: ✔ Check online reviews and testimonials.
✔ Visit completed projects to assess quality.
✔ Ask about warranties on materials and workmanship.

🏆 Tips for Success at Open Houses & New Builds

1. Bring a Real Estate Agent

Why? The listing agent at an open house represents the seller, not you.
📌 Pro Tip: A real estate agent ensures you get fair representation and unbiased advice.

2. Get Pre-Approved for a Mortgage

Why? Sellers and builders take you more seriously when you have financing in place.
📌 Pro Tip: A pre-approval helps you set a realistic budget and avoid falling in love with a home you can’t afford.

3. Know What to Look For

📌 At open houses, focus on:
✔ Layout and flow of the home
✔ Potential renovation costs
✔ Signs of wear or structural issues

📌 For new builds, ask about:
✔ Warranty coverage (materials & construction)
✔ Planned future developments in the neighborhood
✔ Standard vs. upgraded features

4. Understand the Fine Print

📜 For new builds, carefully review contracts for:
✔ Completion timelines and potential delays
✔ Additional fees (HOA, property taxes, etc.)
✔ Upgrade costs (some builders charge extra for basics like flooring and cabinets)

🚫 Common Mistakes to Avoid

1. Skipping Inspections

Even with new builds, a home inspection is crucial to catch potential construction flaws.
📌 Pro Tip: Never assume a new home is perfect—get an independent inspection!

2. Overlooking Hidden Costs

When budgeting, don’t forget about: ✔ Closing costs
✔ Landscaping & fencing (often not included in new builds)
✔ Furniture & appliances

3. Making Emotional Decisions

Don’t get too attached to staging or model homes—focus on the home’s functionality and investment potential.

📌 Pro Tip: Walk through a model home twice—once to admire, and again to check for practicality.

Conclusion: Be Prepared & Make Smart Choices

Whether you’re exploring open houses or considering a new build, being prepared is the key to success. By understanding the process, asking the right questions, and having the right team on your side, you can make informed decisions that fit your goals and budget.

📞 Have questions or need guidance? I’m here to help!
My name is Jack Bouvier with the Bouvier Real Estate Group at eXp Realty.

📲 Call me at (306) 370-6179, or connect with me on Instagram, Facebook, or LinkedIn. Let’s make your real estate journey a smooth one! 🏡