Escrow inspections & appraisals
Inspections and Appraisals
Most buyers will have the property inspected by a licensed property inspector within the time frame that was agreed upon as of the effective date of the contract. Some buyers will have several different inspectors inspect the property, if they wish to obtain professional opinions from inspectors who specialize in a specific area (eg. roof, HVAC, structure).
The Closing Agent
Either a title company or an attorney will be selected as the closing agent, whose job is to examine and insure clear title to real estate. After researching the complete recorded history of your property, they will certify that 1) your title is free and clear of encumbrances (eg. mortgages, leases, or restrictions, liens) by the date of closing; and 2) all new encumbrances are duly included in the title.
Contingencies
A contingency is a condition that must be met before a contract becomes legally binding. For instance, a buyer will usually include a contingency stating that their contract is binding only when there is a satisfactory home inspection report from a qualified inspector.
Before completing his or her purchase of your property, the buyer goes over every aspect of the property, as provided for by purchase agreements and any applicable addendums. These include:
- Obtaining financing and insurance;
- Reviewing all pertinent documents, such as preliminary title reports and disclosure documents; and
- Inspecting the property. The buyer has the right to determine the condition of your property by subjecting it
to a wide range of inspections, such as roof, termite/pest, chimney/fireplace, property boundary survey, well, septic, pool/spa, arborist, mold, lead based paint, HVAC, etc.
Depending on the outcome of these inspections, one of two things may happen:
- Either each milestone is successfully closed and the contingencies will be removed, bringing you one step closer to the closing; or
- The buyer, after reviewing the property and the papers, requests a renegotiation of the terms of contract (usually the price).
How do you respond objectively and fairly to the buyer when a renegotiation is demanded, while acting in your best interests? This is when a professional listing agent can make a real difference in the outcome of the transaction. Having dealt with various property sales in the past, we guarantee our expertise and total commitment to every customer, no matter what their situation is.
Loan Approval and Appraisal
We suggest that you accept buyers who have a lender’s pre-approval, approval letter, or written loan commitment, which is a better guarantee of loan approval than a pre-qualification or no documentation from a lending institute. Expect an appraiser from the lender’s company to review your property and verify that the sales price is appropriate.
Value comes from comparable sales, current competition, condition, upgrades, and buyer demand—not just what neighbors list for. A professional market analysis helps price it correctly.
Overpricing. It reduces showings, weakens negotiating power, and often leads to price reductions that net less.
Not always. Focus on high-return items: paint, lighting, landscaping, minor fixes, and anything that screams “deferred maintenance.”
If possible, yes. Staging (even partial) helps buyers emotionally connect, and staged homes often sell faster and for more.
Disclose known defects and material facts. Transparency reduces liability and helps prevent deals from falling apart during inspections.
Timing depends on price, condition, market inventory, and location. Well-priced homes usually move faster—especially in strong neighborhoods.
Common costs: mortgage payoff, prorated taxes/HOA, title-related fees, repairs (if negotiated), and real estate brokerage fees (per your listing agreement).
Buyers inspect and may request repairs or credits. The goal is to negotiate fairly while protecting your net and timelines.
This is why strong vetting matters. We review the pre-approval, lender strength, buyer terms, and backups when possible.
Ideally, yes. Buyers stay longer and feel comfortable when the home is quiet, clean, and easy to tour.