Kapish Learning Center
Do You Need a REALTOR® When Buying a Home Directly From a Builder?
Understanding Buyer Representation, Commissions, Builder Agreements and Your Options
Understanding your options before visiting a showhome
A new home can be purchased directly from its builder. The important choice is who guides you—and who represents you.
When shopping for new construction, you may wonder whether a REALTOR® is required, whether the builder pays an agent’s commission or whether working directly with the sales team is simpler. In Alberta, you can buy a home without hiring a real estate agent. An agent is an option, not a legal requirement.
For buyers who already know they want a brand-new home, a direct conversation with Kapish Homes can be a practical first step. Our new-home team can help explain available homes, layouts, specifications, construction-stage options and possession expectations. But direct builder assistance is not independent buyer representation. Knowing the difference helps you choose confidently.
01 / Know the relationship
Two paths to the same new-home purchase
The difference is not who builds the house. It is whether you communicate and negotiate for yourself or retain a licensed professional whose agreed role is to represent your interests.
Buy directly with Kapish Homes
Speak with the Kapish New Home Concierge about homes, lots, floor plans, upgrades, pricing information, deposits and timing. You can ask questions and review options without engaging a buyer’s brokerage.
Remember: the builder’s team explains and sells the builder’s product; it does not act as your independent buyer’s agent.
Buy with your own REALTOR®
Choose a licensed agent to advise on your purchase, communicate with the builder and assist with negotiation or comparisons. Your agent represents you according to a written agreement.
Remember: representation terms, builder cooperation and compensation must be clarified before assuming the arrangement is free.
02 / The direct-building advantage
Why start with the Kapish New Home Concierge?
Buying a resale property usually means evaluating an existing home with a fixed layout and condition. New construction adds another layer of decisions: lot selection, plan variations, finishes, optional features and the difference between a spec home and a custom build. The builder’s team is often the most direct source of product-specific information.
With Kapish Homes, a direct conversation can help you explore detached and duplex homes, quick-possession opportunities, custom homes and bungalows, investment-oriented layouts or building on a suitable lot, depending on current availability and feasibility.
Rather than relaying every technical question through another party, you can discuss what is included, which changes are possible at the current construction stage, the estimated possession window and who handles selection approvals. That can make the purchase experience more straightforward—especially when your priorities are already centred on a particular builder or project.
03 / Representation is a choice
When does hiring a REALTOR® make sense?
A REALTOR® is not only for resale homes. Some agents specialize in new construction and can help buyers compare several builders, communities and pricing structures; review local market evidence; discuss negotiation strategy; and keep track of conditions or deadlines.
This may be useful when you are unfamiliar with Edmonton’s market, are balancing new construction against resale properties, want someone outside the builder’s sales organization to assist you, or already have an agent you trust.
However, an agent does not replace the builder’s design team, the lender’s financing review or a lawyer’s legal advice. A buyer who has researched a builder carefully and is comfortable evaluating the offer may prefer to work directly with that builder and retain a lawyer for contract review.
04 / Understand the dollars
Does working directly save you a REALTOR® commission?
Not automatically. In many new-home transactions, a builder may offer compensation to a cooperating buyer brokerage. In others, the builder may not offer compensation, or it may be subject to first-visit registration, eligibility or other conditions. The buyer’s written agreement may also create a payment obligation.
That means the idea that a REALTOR® is always an extra closing fee—or always completely free to the buyer—is misleading. Both claims ignore the contracts involved.
Buying directly generally means you do not engage a buyer’s agent for that transaction. But the builder is not automatically required to pass an unused commission allowance to you as a discount. Ask about the actual total purchase price, applicable GST, deposits, upgrades and incentives—and compare the final written offers.
For example: if a builder offers a buyer-agent commission, it may be paid by the builder at closing under an eligibility agreement. If your own brokerage agreement requires a larger fee than the builder provides—or the builder provides none—you may owe a difference or another amount, depending on your signed terms. Confirm this before committing.
05 / Before your first showhome visit
Representation agreements and registration rules can affect your options.
RECA regulates licensed real estate professionals in Alberta. Under its residential rules, a licensee who establishes a client relationship must enter into a written service agreement. Review the term of the agreement, whether it is exclusive, the services promised, compensation terms and how it can be terminated.
Builders may also have showhome registration policies for agents. Some require the agent to register or attend with the buyer on the first visit for commission eligibility. These are builder-specific commercial policies—not a province-wide rule that everyone needs an agent to tour a showhome.
If you already have a REALTOR®, tell the builder before registering. If you do not, you can ask the Kapish team about the direct-buyer process and whether any buyer-broker cooperation arrangement is available for the home you are considering. Do not sign an agreement without understanding its effect.
06 / Protect the purchase
Independent legal advice matters on either path.
A new-home purchase agreement can involve deposits, financing conditions, possession-date provisions, upgrade allowances, change orders, GST and warranty details. The Government of Alberta advises purchasers to understand their written builder contract and consider having a lawyer review it before signing.
A real estate lawyer can explain contractual risks, title issues, closing arrangements and documents that affect your obligations. For eligible new homes, Alberta’s builder registry and property registry can also help you check the builder’s provincial licence and home warranty registration.
Whether you purchase directly or through an agent, get inclusions, incentives, promised changes and deadlines in writing. Do not rely solely on conversations in a showhome.
07 / Make the choice that fits
Which approach makes sense for you?
Have you already chosen a builder?
If Kapish Homes is your preferred builder, speaking directly with its new-home team can clarify available home types and selections efficiently.
Do you want independent transaction advice?
If you want an agent to represent and negotiate for you, review their services and written agreement first.
Are you clear on fees?
Ask who pays any brokerage compensation and whether you could owe anything under your agreement.
Have you booked legal review?
Whichever path you choose, a lawyer can independently review the builder contract before you sign.
Start your new-home conversation directly.
Explore layouts, available opportunities, customization options and next steps with the Kapish Homes team. We will explain our builder process and help you identify the right questions before making a decision.
