Did a home inspection kill your deal?

This is our moment as a Realtor, to shine with our professionalism, our integrity and ethics. Confidence that we are super heroes that make deals happen and protect our buyers and sellers from what could be the worst experience in our client’s lifetime. Do a little legwork and prep ahead of time, and the big day will be a breeze! Call me, in my years of experience I have many silly simple stupid solutions

Knowledge is power. After several weeks or months on the market you finally procure the buyer and reach agreement! Why risk having a home purchae agreement fall apart because of unknown inspection issues that could have been easily discovered, disclosed, and ultimatley addressed?

An inspection can be one of the scariest moments in the purchase agreement process. “The home inspection!” Sellers fear them, buyers are nervous about them, agents loathe them. Just the thought of an inspector doing everything possible to support his or her fee and checking every nook and cranny to find those potential deal breakers. Well normally not a deal breaker but certainly builds anxiety that we wish we didn’t need to experience.

Worry and concerns run through the listing agent’s head; will they find something to delay this deal or kill it? What if the seller didn’t disclose something, it’s possible, it could be an honest oversight! Perhaps it was something the seller didn’t want anyone to know? Are the sellers hiding something, or worse yet will it be a money pit?

Successful real estate transactions don’t depend on hope and prayers. They are about creating certainty and confidence. There is no reason a seller should be concerned about a home inspection, and the buyers and buyer’s agent want the inspection to be clear of issues too. The buyers love the home and expect a few elements may arise.

While working in Tampa Florida, it didn’t seem necessary to suggest a pre-listing inspection, in many cases the homes have not used a “licensed contractors” to complete projects. Most buyers expect this! In today’s world, home owner insurers dissect almost every unreasonable incident in a claim. I’ve experienced many incidents that the home owner lost out because of poor workmanship created by an unlicensed contractor. Workmanship was flawed and the element that caused damages is the specific reason the claim would not pay.

We’re extremely blessed to have a system in North East Florida that requires permits for “EVERYTHING” so valuable for comparable analysis of value. Easy to find an open permit that may stall a closing, and with that said, makes it easier for the inspection company, provided they do their due diligence prior to performing their inspection.

Without a great deal of the why for; Make the attic, basement and garage accessible. “Inspectors will not move personal property in order to perform the inspection!” To cover their buns, they will overlook and define the reasoning in their report, uppon inspecting the area a determination could not be made! “Inspectors are not required to define every element that road blocks their analysis.

Please clean the A/C unit, the vents, filters etc. Flip every light and fan switch to be certain their is no abnormalities. Find all the remotes and make them accessible.

Outdoor kitchens make sure they are fully functional. You have a pool, be certain you clean the filters, the pool and pool finish. Be certain the pool pump does not over heat during the inspection.

Walk your roof or have someone that is knowledgeable about shingles and gutters. Shingles may have aged and the adhesive has broken allow shingles to flap. Your roof may have another 10 years left but just a few shingles in the report, may alarm the buyer and I’ve seen buyers walk away. With a little tar from your local building supplier will remedy most of these potential red flags.

Irrigation make certain the controls are accessible and the operating instructions are easy to understand. Double check each sprinkler, and the direction each spray. Clear the grass if necessary, around each sprinkler head. These simple practices eliminate an inspector noting the head could not be found, or malfunctioned.

When was the last time your seller opened ALL the windows and checked the locks to be certain all work properly, and all locks are easy to engage? It’s easy for the inspection to note a window does not function correctly. WHAT? leave nothing for doubt.

Please, please look at all the grout in your baths and showers. Check all shower and bath fixtures. Any cracking, and old discolored grout may be reported on the inspection as grout failure. “RED FLAG” any areas around floor boards, toilets, inside the kitchen and bathroom cabinets.

Please make sure instructions are provided for even the littlest element. By pointing these issues to the inspector, they may pass over elements the feel are not worthy to write in their report. “You did your best to provide clarity for any and all known and display confidence that your home is clearly maintained.

Also, while inspectors are supposed to take note of how certain things were left before they change them, be sure to leave instructions reminding the inspector how you would like things left.

They are not mind readers, and there is a lot going on with documenting numerous items, taking photographs and explaining things to the buyer and agent present, which could leave room for something not being returned to its original state.

Inspectors are typically very cautious when testing or operating something they aren’t sure how to work as they are liable if they aren’t able to return something to its original condition.

By doing a little legwork ahead of time, a seller will be better prepared to take on any inspector no matter how novice or experienced they may be.

Perhaps a new project for Nocatee next Easter season

I hope this is something Nocatee will add to their Easter program next year. Painted rocks for City of Auburndale Easter Egg HUNT! An awesome event.

These were girl scouts. Our Lions Club before it disbanded, would hold an annlual Easter Egg Hunt up to 1200 childrens. Offered prizes for the prize eggs in 4 different catagories. Then the park updated the City Park and the design did not support the parking for the parents and children. I hope Nocatee entertains this next year in our Nocatee grounds.

Housing market slowdown in Florida


A growing share of properties sold in Florida sell, only after the seller cuts the asking price. Miami leads the nation in both the size and frequency of such deals. Tampa, Orlando and Jacksonville are in the top 10.

Why list higher than your home needs to be. A huge negative no doubt! The longer it’s on the market the more questions a buyer may have. I learned a long time ago that “homes that upgrade too much are called properties with a diminishing return.” This means the neighborhood does not support the value put on the home.

We have so many attractive features in North East Florida, Especially St. Johns County. A fair market value placed on a home is key to success for the seller, the buyer, and the brokerage. We have more assets than any other county in Florida. Our Sales Tax is only 6.5%. We have the best rated schools in Florida. Florida Power has the lowest Electric fees of any area in Florida. Example, “An average 2700 Sq. Ft. heated home averages $110.00 a month. Can you beat that? Nocatee in Ponte Vedra has two large water parks, and currently building their third. These are just a few elements that are attracting folkes to our area. Yes I’ve heard the phrase, “It’s what the market will bear!” Is this fair to our clients, this is a question as a Realtor you better be prepared top anser.

According to Bloomberg, Miami is hurt by a pullback of South American buyers. A total of 88% of single-family home sales in the first quarter came after a reduction.

Nearly 80% of Jacksonville homes sold at a discount, and on average that price cut was 4.94% below the original asking price. I’ve been preaching this for sometime now.

Florida also has second homes, seasonal rental homes, which tend to suffer in housing slumps. Many real estate experts say the current market favors buyers.

National Association of Realtors report in February 2019 findings indicate at 2.3% job growth. I’ve been sharing these stats for sometime now. See another comment from a Realtor specializing in income properties.

I’ve experienced a boom in investment rentals over the last few years and many of them are asking top dollar for rents. I can identify apartments in the Town Center in Jacksonville, Duval county and Many in St Johns County are experiencing a boom in higher end large apartment complexes. Lots of investors putting together these projects.

My experience also tells me that once these rentals are at 80 to 90% capacity, they will sell to corporte investors. Developing that cap rate conquers the developers goals and builds enourmous returns.