Short answer: The show home sales rep (also called a show home consultant or new home sales representative) works for the builder. A buyer's agent is a REALTOR® you choose, who represents you. Having both is normal. If you want your own agent, involve them before or at your first visit, because many builders won't recognize an agent who is introduced later.

By Jay Lewis, REALTOR® | RE/MAX Excellence · Updated September 26, 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 what to ask at the show home.

What is a show home sales rep?

A show home sales rep works for the builder, usually as an employee. They know the builder's floor plans, communities, included features, upgrade options and pricing, and many are genuinely helpful. Because they sell the builder's own homes directly to the public, show home reps don't need a real estate licence, although some hold one. Either way, their obligation in the sale is to the builder, not to you.

What is a buyer's agent on a new build?

A buyer's agent is a REALTOR® you engage to represent your interests: from choosing a community and builder, through the purchase agreement and upgrades, to the walkthrough before possession. In Alberta, the Real Estate Council of Alberta (RECA) sets out the difference between being a client, whom a licensee represents, and a customer, whom they deal with but don't represent.

Show home sales rep vs. buyer's agent: side by side

• Who they represent: the sales rep represents the builder; your buyer's agent represents you.

• The purchase agreement: the sales rep explains the builder's terms; your agent goes through them from your side and flags questions for your real estate lawyer.

• Upgrades: the sales rep presents the builder's options and prices; your agent helps you decide which are worth it and which can wait until after possession.

• Inspections: the sales rep usually isn't involved; your agent can help you arrange a licensed home inspector at key stages.

• Pre-possession walkthrough: the sales rep or site staff attend for the builder; your agent attends with you and helps document deficiencies.

• Cost to you: none for the sales rep. For your agent, the builder usually pays the commission; I confirm this for each purchase before you sign.

Can I use my own REALTOR® after visiting a show home?

Often, but not always. Many builders have a registration policy tied to your first visit. If you register on your own, some builders won't recognize or pay a REALTOR® you bring in afterwards, which can leave you without representation, or with a commission question to sort out.

If you've already visited:

• Don't sign anything else yet, especially a purchase agreement or deposit.

• Note which builder, which show home, and what you filled out.

• Tell me, and I'll find out where you stand with that builder's policy.

What should I say when I sign in at a show home?

• Text me before you go. I'll let the builder know you're working with me, or meet you there.

• If you're already at the show home, write my name on the registration card or sign-in sheet (Jay Lewis, RE/MAX Excellence), then text me.

• Take the paperwork home: the price list, the included specifications for the model you like, and a copy of the purchase agreement to review.

• Don't sign a purchase agreement or pay a deposit the same day. A good home will still be there after you've had time to compare.

Questions to ask the show home sales rep

1. What's standard in this model, and what in the show home is an upgrade?

2. Does the price include GST, and how are GST rebates handled at closing?

3. Are there lot premiums, and what are they for?

4. What's the deposit schedule, and how are deposits protected?

5. How is the possession date set, and what happens if it's delayed?

6. Who is the new home warranty provider?

7. When are upgrade selections due, and can they be changed?

8. What's included for landscaping, fencing, appliances and window coverings?

9. Can I take a copy of the purchase agreement to review with my lawyer?

For what to look for in the agreement itself, see my Alberta builder contract checklist. For GST, see GST rebates on new homes in Alberta.

Do I need both a sales rep and a buyer's agent?

Yes, and it's completely normal. The sales rep handles the builder's side and your agent handles yours. It isn't adversarial: most builders work with buyer's agents every day, and the process runs smoothly when everyone knows their role.

What does a buyer's agent cost on a new build?

In most new-construction purchases around Edmonton, the builder pays the buyer's-agent commission, so you don't pay me directly. Policies vary by builder, so I confirm it before you sign. More detail in Do I need a REALTOR® to buy a new build in Edmonton?

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.

Get the free checklist →

Frequently asked questions

Is the show home sales rep a REALTOR®?

Not necessarily. Reps who sell a builder's homes directly to the public don't need a real estate licence, although some hold one. Either way, they represent the builder.

Can a builder refuse to work with my agent?

Builders set their own policies, most often about when your agent must be registered. That's why it helps to involve your agent before or at your first visit.

Do I have to buy from the show home I visited?

No. Visiting or registering doesn't commit you to anything. Only a signed purchase agreement does, so read it carefully and have a lawyer review it first.

Why I focus on new construction

I've worked in new construction for more than 25 years, on the trades side (framing new homes, renovations and full contract builds around Edmonton) and the sales side. I'm not a home inspector or engineer, but that background helps when we compare spec sheets, choose upgrades and walk through a home before possession. I work with buyers in Edmonton, Sherwood Park, Spruce Grove, Stony Plain, Fort Saskatchewan and Devon.

Planning show home visits? Text me first at 780-220-8449, or book a 20-minute call. There's no pressure, and it's easier to set things up before you go.

Jay Lewis | REALTOR® | RE/MAX Excellence

Sources:Real Estate Council of Alberta (RECA) · Government of Alberta: new home warranty · Alberta public builder registry

This article is general information, not legal advice. Have a licensed Alberta real estate lawyer review any purchase agreement before you sign.

Want to see more Edmonton real-estate updates from JaySells.ca in Google? Add JaySells.ca as a Preferred Source.

Short answer: Before you sign a builder's purchase agreement in Alberta, check eight things: possession date and delay terms, deposits and how they're protected, what's included in the price, upgrade and selection terms, warranty coverage, price-adjustment clauses, assignment and resale limits, and the builder's right to make changes. Have an Alberta real estate lawyer review it before it becomes firm.

By Jay Lewis, REALTOR® | RE/MAX Excellence · Updated September 26, 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 the contract questions to ask before you sign.

A builder contract is not the same as a typical resale purchase agreement. It's prepared for the builder and can contain detailed terms covering deposits, possession delays, upgrades, price adjustments, substitutions, warranty coverage and your ability to assign or resell the contract. Before making the agreement firm, you should understand exactly what's included in the price, what can still change, what deadlines you're agreeing to, and what happens if the build or possession doesn't go as expected.

With more than 25 years in new construction, on the trades and sales sides, I pay particular attention to the specifications and construction details that are easy to overlook when the focus is on floor plans and finishes. I can help you work through the process and identify questions to raise, but a qualified Alberta real estate lawyer should give you legal advice on the contract itself.

Quick checklist: builder contract in Alberta

• Possession date: fixed or estimated? What notice, reasons and maximum extension apply?

• Deposits: how much, when, refundable when, and how protected?

• Price: exactly what's included, and does it include GST and any rebate?

• Upgrades and selections: deadlines, allowances, deposits and substitutions

• Warranty: who the provider is, and what the coverage and exclusions are

• Price adjustments: can the price change before possession?

• Assignment and resale: permitted, fees, builder approval?

• Builder changes: materials, plans, grading and exterior features

• Conditions: financing, sale of your home, lawyer review

1. How firm is the possession date?

The possession date in a builder contract isn't always guaranteed the way buyers expect with a resale purchase. A new-construction agreement may give the builder the right to extend or adjust possession for reasons such as construction delays, trade availability, material shortages, permitting, inspections, weather or other circumstances described in the contract.

Before signing, understand:

• Whether the possession date is fixed, estimated or subject to extension

• How much notice the builder must provide if possession changes

• What reasons allow the builder to delay possession

• Whether there's a maximum extension period

• What happens to your deposit if the delay becomes significant

• Whether you have any right to terminate the agreement after a certain point

• How a delay could affect your mortgage approval, rate hold, current lease or the sale of your existing home

Don't assume the date on the front page of the agreement is guaranteed. If you have a hard deadline, such as a lease ending or a sale closing on your current home, have your lawyer explain the possession and extension clauses before the agreement becomes firm.

2. How are deposits paid and protected?

Builder contracts usually require one or more deposits. Before signing, understand:

• How much is required, and when

• When the deposit is refundable, and when it could be at risk

• Who holds the deposit, and whether it's held in trust

• Whether the deposit is covered by deposit protection, and up to what amount

Protection differs by home type. For new condominium units, Alberta's Condominium Property Act requires deposits to be held in trust. For other new homes, such as single-family homes, protection depends on the builder and the coverage offered through its warranty provider, so ask how your deposit is protected, and to what limit, before you pay it. Your real estate lawyer can explain what the deposit terms mean for you.

3. What's actually included in the price?

A builder's advertised price doesn't always tell you the total cost of getting the home to the condition you expect at possession. Confirm exactly what's included and what costs extra. Depending on the builder and property, this can include:

• Lot premiums

• GST, and whether any GST rebate has already been assumed

• Appliances

• Flooring and cabinetry allowances

• Lighting and plumbing fixtures

• Air conditioning

• Garage heater or electrical upgrades

• Decks, fencing and landscaping

• Driveway, sidewalks and exterior concrete

• Window coverings

• Basement development

• Architectural or community requirements

If an item, finish or upgrade matters to you, make sure the agreement or its schedules clearly identify it. Don't rely on a conversation or on what you saw in the show home. Eligible first-time buyers may qualify for significant GST relief on a new home; see my 2026 Alberta new-home GST rebate guide for the current rules and how it's handled at closing.

The number I want buyers comparing isn't the builder's base price. It's the all-in cost of getting the home to the condition you actually want.

4. What are the upgrade and design selection terms?

If you're buying before construction is complete, design selections can change the final price significantly. Before signing, clarify:

• When design and upgrade appointments must be completed

• Which selections are included in the base price, and whether allowances are fixed dollar amounts

• How much upgrades require as a deposit, and whether upgrade deposits are refundable

• Whether upgrade pricing is guaranteed once selected

• What happens if a selected product becomes unavailable, and whether the builder can substitute without your approval

• How late changes or missed deadlines are handled

• Whether structural changes must be selected before a specific construction stage

Show homes often contain optional finishes and upgrades. Ask the builder to identify what's standard, what's upgraded and what each significant upgrade will cost in your home. Keep copies of every signed selection sheet, change order and revised price summary; they should match the final contract and closing figures. For help deciding, see which new home upgrades are worth it.

5. What does the new home warranty cover?

New homes in Alberta must have warranty coverage that meets the minimums under the New Home Buyer Protection Act. Coverage is provided through approved warranty providers and includes at least:

• 1 year: labour and materials

• 2 years: delivery and distribution systems, such as electrical, plumbing, heating, ventilation and air conditioning

• 5 years: building envelope

• 10 years: major structural components

Coverage details, exclusions and claim procedures vary by warranty provider, so review the warranty documents for your specific home. You can also confirm the builder is licensed through Alberta's public builder registry.

6. Can the price change before possession?

Some contracts include clauses that allow the purchase price to be adjusted under certain conditions, for example increases in material costs or changes in applicable taxes. Review this section carefully with your lawyer so you understand whether, and when, the price you agreed to could change before possession.

7. Can I assign or resell the contract?

Some builder contracts restrict assigning the agreement to another buyer before possession, or reselling the home for a period after possession. Even if you expect to keep the home, circumstances can change during construction. Before signing, understand:

• Whether assignments are permitted at all, and whether the builder's written approval is required

• Whether there's an assignment fee, and whether the builder can refuse

• Whether there are restrictions on marketing the property before possession

• Whether resale is restricted for a period after possession

• What happens if your circumstances change and you can't complete the purchase

Assigning a new-construction contract can also have tax and financing implications, so review those separately with the appropriate professionals.

8. Can the builder make changes to my home?

Builder contracts often allow some changes during construction, especially when a specified product, material or finish becomes unavailable. Before signing, understand:

• Whether the builder can substitute materials, fixtures or finishes, and whether substitutes must be of similar quality or value

• Whether you must be notified before a substitution, and whether you have approval rights for significant ones

• Whether the builder can change plans, dimensions or specifications

• Whether site conditions can change grading, retaining walls, steps or exterior features

Some changes in new construction are reasonable or unavoidable. The key is understanding how much discretion the contract gives the builder, and what protection you have if the finished home differs materially from what you expected.

Should a lawyer review my builder contract?

Yes. A builder contract can create obligations very different from a resale purchase agreement. Before it becomes firm, have a qualified Alberta real estate lawyer review it and explain anything you don't fully understand, including the deposit, title, warranty, possession terms, price adjustments, assignment restrictions and closing obligations. I can help you understand the process, compare builder terms and identify questions worth raising, but legal advice should come from your lawyer.

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.

Get the free checklist →

Frequently asked questions

Is a builder's possession date guaranteed?

Not always. Many builder contracts allow the date to be extended for reasons listed in the agreement. Check the notice period, the reasons allowed and any maximum extension before you sign.

Can I negotiate a builder contract?

Sometimes. Builders use their own standard forms, but price, inclusions, upgrades, possession timing and conditions can sometimes be discussed, especially on quick-possession homes. What's possible varies by builder and market conditions.

Do I need my own REALTOR® to review a builder contract?

It isn't required, but having your own representation means someone is looking out for your interests when you compare terms. See Do I need a REALTOR® to buy a new build in Edmonton?

Working through a builder contract with me

If you're considering a builder purchase in Edmonton, Sherwood Park, Fort Saskatchewan, Devon, Spruce Grove or Stony Plain, I can help you compare the contract, specifications, upgrades and overall value before you make the agreement firm. Call or text me at 780-220-8449, or book a 20-minute call.

Jay Lewis | REALTOR® | RE/MAX Excellence

Sources:Government of Alberta: new home warranty · Alberta public builder registry · Canada Revenue Agency: First-Time Home Buyers' GST/HST rebate

This article is general information, not legal advice. Have a licensed Alberta real estate lawyer review any purchase agreement before you sign.

Want to see more Edmonton real-estate updates from JaySells.ca in Google? Add JaySells.ca as a Preferred Source.

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?

1. Narrows down communities and builders around your budget, timeline and commute, before you spend weekends in show homes.

2. Compares what's included: each builder's standard specifications, not the show home's upgrades.

3. Looks at the lot: orientation, grading, lot type, lot premiums, and what's planned next door.

4. 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.

5. Helps you decide on upgrades, prioritizing things that are hard or disruptive to change later.

6. Coordinates independent inspections. Many buyers hire a licensed home inspector before drywall or before possession.

7. 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.

Get the free checklist →

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

Want to see more Edmonton real-estate updates from JaySells.ca in Google? Add JaySells.ca as a Preferred Source.