Short answer: No, it isn't required, but it's usually worth it. The show home sales rep works for the builder. Your own REALTOR® works for you, and in most Edmonton-area new-construction purchases the builder pays the buyer's-agent commission, so there's typically no extra cost to you. The catch: many builders want your REALTOR® introduced at your first visit, so talk to one before you go.
By Jay Lewis, REALTOR® | RE/MAX Excellence · Updated October 2026
This article is part of my Edmonton New Construction Buyer’s Guide.
Free download: my New-Construction Buyer Checklist. Two printable pages, from your first show home visit to your one-year warranty, including when to bring your own REALTOR® into the process.
Who does the show home sales rep work for?
The person who greets you at a show home works for the builder. They know that builder's floor plans, pricing and options well, and many are genuinely helpful. But their job is to sell the builder's homes on the builder's terms. That isn't a criticism; it's just who they represent.
When I represent you as a buyer, my job is your interests: which builder and lot fit you, what's actually included, what the contract says, and what gets written down at the walkthrough. The Real Estate Council of Alberta (RECA) explains the difference between being a client, someone a licensee represents, and a customer, someone they deal with but don't represent. It's worth knowing which one you are before you sign anything.
Show home sales rep vs. your own REALTOR®
Who they work for: the sales rep works for the builder; your REALTOR® works for you.
What they know best: the sales rep knows that builder's plans, pricing and options; your REALTOR® can compare builders, lots and contracts side by side.
The purchase agreement: the sales rep presents the builder's agreement; your REALTOR® walks through it with you and flags questions for your lawyer.
Upgrades: the sales rep offers the builder's options; your REALTOR® helps you decide which ones are worth paying for.
The walkthrough: the sales rep is there for the builder; your REALTOR® is there with you to help document deficiencies.
Cost to you: nothing for the sales rep; usually nothing for your REALTOR® either, because the builder typically pays. I confirm this before you sign.
Can I bring my own REALTOR® to a show home in Edmonton?
Yes. Builders around Edmonton deal with buyers' agents every day, and most have a set way of registering one. What trips people up is timing. Many builders tie the registration to your first visit, so the easy way to do it is before you walk in:
Before you go: text me the show homes you plan to see. I'll register you with those builders or meet you there.
At the door: if you're already there, write "Jay Lewis, RE/MAX Excellence" where the sign-in sheet asks for your agent, then text me.
After a visit: if you registered on your own, don't sign anything else. Tell me which builder and what you filled in, and I'll find out whether they will still recognize an agent.
Builders have a reason to welcome a buyer who arrives with an agent right now. In my MLS® pulls from early October 2026, new detached family homes had about 9 months of supply in Fort Saskatchewan, 7.5 in Stony Plain and Leduc, 7 in Beaumont and 6.8 in Spruce Grove. Sherwood Park and St. Albert were tighter, at about 3.5 months. Those figures change often with market conditions and world events.
Does it cost me anything to use a REALTOR® on a new build?
In most new-construction purchases around Edmonton, the builder pays the buyer's-agent commission as part of the sale, so you don't pay me directly. Builder policies vary and can change, so I confirm the arrangement for the specific builder and home before you sign anything.
Who actually pays. The builder pays the buyer's-agent commission out of its own sales budget, the same budget that pays for the show home and the sales staff. You don't get a bill from me. Policies do differ from builder to builder, and a few change them from one phase to the next, so I get the arrangement confirmed in writing for the specific home before you sign.
Will the builder take the commission off the price if I come alone? People ask me this a lot. Ask the builder, but don't count on it. In my experience a builder's price list is the same for every buyer, because each sale in a phase becomes the comparison for the next one. What I'd watch instead is the all-in cost: what's included, what's an upgrade, and what's left for you to pay for after possession.
Should I contact a REALTOR® before or after visiting a show home?
Before, if you can. Many builders have a registration policy: if you visit or register on your own first, they may not recognize a REALTOR® you bring in later. If you've already visited, don't assume it's too late. Tell me which builder and what you signed, and I'll help you find out where you stand. More on this in show home sales rep vs. buyer's agent.
What does a new-construction buyer's agent actually do?
Narrows down communities and builders around your budget, timeline and commute, before you spend weekends in show homes.
Compares what's included: each builder's standard specifications, not the show home's upgrades.
Looks at the lot: orientation, grading, lot type, lot premiums, and what's planned next door.
Walks through the purchase agreement with you (deposits, possession dates and delay terms, upgrades, price adjustments and conditions) so you know what to ask your real estate lawyer. I'm not a lawyer, and I recommend a lawyer review every builder contract.
Helps you decide on upgrades, prioritizing things that are hard or disruptive to change later.
Coordinates independent inspections. Many buyers hire a licensed home inspector before drywall or before possession.
Attends the pre-possession walkthrough with you, so deficiencies are written down clearly, with photos, before you take possession.
What I look at that the show home won't show you
A show home is finished and staged, and nearly everything in it is an upgrade. The house you buy is the one on the specification sheet. With 25+ years in new construction, trades and sales, these are the things I check that a sales tour doesn't cover:
The floor under the floor. Subfloor thickness, whether it's glued as well as fastened, and how far apart the joists are. That decides whether the floor squeaks and bounces in five years.
What goes in before concrete and drywall. A garage floor drain, a basement bathroom rough-in, a gas line for a future garage heater, panel space for an EV charger. These are cheap before the pour and expensive after.
The lot. Grading, where the water goes, and what the City or County plan shows behind and beside you.
The paperwork. The builder's right to substitute materials, how the possession date is set, and what happens to your deposit. I'm not a lawyer, and I recommend a lawyer review every builder contract.
How does a construction background help?
I've worked in new construction for more than 25 years: on the trades side through my company, Konstruct (framing new homes, renovations and full contract builds around Edmonton), and on the sales side. I'm not a home inspector or engineer, but I know how houses go together and what's easy or hard to change later. That helps when you're comparing spec sheets, choosing upgrades or walking through a home before possession.
I work with new-construction buyers in Edmonton, Sherwood Park, Spruce Grove, Stony Plain, Fort Saskatchewan and Devon, in communities including Genesis on the Lakes, Easton, CopperHaven, Sienna, Summerwood, Cambrian, Hillshire and Windermere.
What should I watch for in a builder contract?
Possession date and delay clauses: how the date is set and what happens if it moves.
Deposits: the amounts, when they're due, and how they're protected.
Upgrade pricing, substitutions and change orders.
Conditions: financing, the sale of your current home, and review by your lawyer.
Price adjustments and extra charges.
The warranty provider. Every new home in Alberta must have warranty coverage: 1 year for labour and materials, 2 years for delivery and distribution systems, 5 years for the building envelope and 10 years for major structural components (Government of Alberta).
For the full list, see my Alberta builder contract checklist. First-time buyers should also read about the GST rebate on new homes.
Can you represent me on a home you've listed for a builder?
I also list homes for some builders. If you're interested in one of my listings, I'll tell you up front and explain how representation works in that situation before we go further, so you can decide how you want to proceed.
Get my free New-Construction Buyer Checklist
Thinking about a new build? My free, printable 2-page checklist covers what to check at every stage, from your first show home visit to your one-year warranty.
Frequently asked questions
Can I bring my own REALTOR® to a show home in Edmonton?
Yes. Builders around Edmonton work with buyers' agents every day. The one thing to get right is timing: many builders want your REALTOR® named on your first visit or first registration, so tell the show home staff you are working with an agent before you sign in.
Does it cost me anything to bring my own REALTOR® to a show home?
Usually not. In most new-construction purchases around Edmonton the builder pays the buyer's-agent commission as part of the sale. Builder policies differ, so confirm in writing who pays before you sign a purchase agreement.
Will a builder lower the price if I do not use a REALTOR®?
Ask, but do not count on it. A builder's price list is normally the same for every buyer, and I have not seen a builder publish a lower price for buyers who come without an agent. Compare the all-in cost in writing either way.
Is a REALTOR® required to buy a new build in Alberta?
No. You can buy directly from the builder. Having your own representation is optional, but it's usually no extra cost to you, and it means someone is looking out for your interests.
Does the builder pay my REALTOR®?
Usually, yes. In most new-construction purchases the builder pays the buyer's-agent commission. Policies vary, so I confirm it for your specific purchase before you sign.
I've already visited a show home. Can I still use my own REALTOR®?
Sometimes. It depends on the builder's policy and whether you've registered or signed anything. Tell me which builder and I'll help you find out.
Do I need a home inspection on a brand-new home?
It isn't required, but many buyers hire a licensed home inspector before possession, or before the one-year warranty period ends, so issues are documented in time.
Which areas do you cover?
Edmonton, Sherwood Park, Spruce Grove, Stony Plain, Fort Saskatchewan and Devon.
Thinking about a new build?
I'm happy to answer questions, with no pressure. Call or text Jay Lewis at 780-220-8449, email jay@jaysells.ca, or book a 20-minute call.
Jay Lewis | REALTOR® | RE/MAX Excellence
Sources:Real Estate Council of Alberta (RECA) · Government of Alberta: new home warranty · Alberta public builder registry
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