2.) Beware of Non-Stop Negotiators who never quit “NIBBLING.”

These are the toughest buyers. Virtually every long-time Realtor has encountered them. No clearer word to define Ugh, “Nibbling”

They are the home buyers who reach a home purchase agreement relatively easily without much back-and-forth negotiation. The purchase agreement is signed.  Then the “NIBBLING begins! 

A very smart and common practice “NIBBLING” negotiation tactic for home buyers is to include their approval of a professional home inspection report contingency in the sales contract. BEWARE…An “AS IS” FARBAR purchase agreement is best described as a favorable agreement for the BUYER! Not the seller, as perceived by a seller or his agent! Why you ask? We’ll get into this matter later on.  Today, most experienced Realtors strongly encourage buyers to make their purchases contingent on approval of a professional home inspection paid for by the buyer!

Now moving forward, an inspection has been performed and the report reveals significant home defects that the seller “FORGOT” to disclose to the buyer, the buyer can then use that report to (A) renegotiate the sales price, (B) obtain a repair credit, or (C) cancel the sale.

To counteract this tactic, home sellers and their listing agents should set a quick deadline for the professional inspection report, such as 5, 10, or in most common practices 15 days. It’s important not to keep the property off the market long.

If the home passes the professional home inspection test, watch out for other tactics of non-stop negotiators. One of their favorite methods is to repeatedly come back to the home, even after the sales contract is signed by all parties. They use excuses such as, “We need to measure for our furniture.” A reasonable request! 

But their true purpose is another visit to the home to look for defects and leverage a lower sales price or even cancel the sale! Especially if the buyer has a serious case of “buyer’s remorse.” Ugh…this happens more often than you would imagine.

A harsh preventative to non-stop negotiators?   Refuse them access,
except for the customary inspection on the day before the closing of the home sale!  The buyers entered into a purchase agreement and it is best that a serious escrow deposit is made. This is also considered a “Good-Faith” gesture to the seller, indicating the buyer is serious about buying the home.  These funds “Cannot”  be moved or touched without written consent from Both the buyer and seller!

I also have another “iron-clad action” that the seller may consider and eliminate this whole mess and prepare the property for a quick sale! A practice I like to use to expedite a sale, especially preparing the seller by chance a cash offer with the intent to close quickly is made.  Give me a call and we can discuss how this can be accomplished. 904-671-9225 

Author: danswingblog

Dan has celebrated over 19 years as a full-time Realtor. Successfully listed and sold homes well through the 8 figure market. Advises and assists clients with challenging Portfolios! Not uncommon to be working with foreign nationals, buyers that leverage the Sterling, Euro, and similar currency. Dan welcomes the Global community, with friends in many Nations. He brings a reputation for Integrity, Expertise, and Focus. Our customers deserve the best. Currently provides Residential and Commercial B.P.O.'s, Broker Price Opinions, B.O.V's, Broker Opinion of Value to many lenders. Manage and Sells R.E.O., Real Estate Owned properties, distressed properties! Evaluate and negotiate solutions for sellers and lenders. Developed, operated and sold a Florida "AWARD WINNING" Ad Agency! 2010 & 11 Commercial Agent of the year. RE/MAX Paramount Properties. Relocated to Tampa in 2012, enjoyed retirement for 6 months. Saw unethical practices by some Realtors and choose to reverberate our profession in the Tampa area. In four years built his business to as many as four (4) transactions monthly. Mortgage brokers were calling Dan a Superstar in Real Estate. Dan and his wife relocated to North East Florida, to the community of Nocatee. Currently focusing on 55 and older communities and Luxury Real Estate. Successfully closed on many extremely challenging foreclosures, and Short Sale. Coached and participated in Commercial and Multi-Income Family REO's in the past six years. Elected to the Auburndale City Commission in 1986-88. Created and served as 1st Redevelopment Chair in 1988 & 89 personally put in place all the elements for the Auburndale CRA. 1990 City Commission refused to give a full vote of confidence. After a 5 year journey to personally raise funding, extensive research and study for the CRA district perimeters, and stunned with the Commissions doubt. Positioned himself to run for office again, was re-elected to Auburndale Commission, to serve 1991-93 to full fill the CRA master plan! Active with the Central Florida Development Council from conception in 1985 and sat on the board periodically for the past 25 years representing municipalities and private investors. The positions Dan held from 1986 through 1993 enabled him to have a complete workable understanding of the State of Florida Comprehensive Plan for Future Land Use, and the benefits of intergovernmental agreements, utility franchise expansions, and public/private partnerships! Specialties: Assets recovery & receivership, Real Estate Portfolio's, REO & Short Sale of Residential and Commercial negotiations, marketing consultant, public relations, and Broker Price Opinions for residential and commercial lenders.

Leave a Reply

Fill in your details below or click an icon to log in:

WordPress.com Logo

You are commenting using your WordPress.com account. Log Out /  Change )

Google photo

You are commenting using your Google account. Log Out /  Change )

Twitter picture

You are commenting using your Twitter account. Log Out /  Change )

Facebook photo

You are commenting using your Facebook account. Log Out /  Change )

Connecting to %s