Option Period
Once your are in contract, the buyer usually has an inspection period (usually 10 days). This inspection period is called the Option Period. The buyer pays the seller a negotiated amount (usually $100) for the right to get out of the contract for any reason during the Option Period. This is the time buyers do the due diligence on your home. Let them!!
Inspection and Repair Request
The inspection takes place within ten days after the contract is signed. Sellers responsibilities before the inspection are to place a fresh filter in the HVAC, remove any obstacles to the attic stairs and the hot water heater closet. It is best to cage animals or remove animals for the three to four hours of the inspection.
Normally, the buyers are at the house for part of the inspection. This is the time buyers fall in love with your home. It is important they feel at home during this time. Leaving them cookies makes them feel very comfortable in your home.
Once the inspection is over the buyer’s agent sends over a repair request. This is also a negotiation. If repairs are agreed upon, the repairs need to be completed before closing.
Packing
After the inspection it’s time to pack items you don’t use daily. If the appraiser has not been to you house yet, these boxes need to be hidden from view.
As you’re packing, remember to put aside appliance manuals in a kitchen drawer. Also you will want to save in the garage any paint and flooring material used in the home.
Call to get quotes on repairs. I have a list of contractors on my webpage to help you with the repairs!
Appraisal
An appraisal is ordered by the buyer’s lender. The lender calls a disinterested appraisal management company. The appraisal management company sends out an appraiser.
The appraiser comes to your home anywhere from one week to three weeks after you are in contract. It is best to keep the home model home ready for the appraiser. This is ideal, but hard to do while you’re trying to pack. It is common to get only a 24 hour notice that the appraiser will be at the home. You do not have to be home. He is there only 30 minutes.
As I’ve mentioned before, I adjust my comparables in my comparative market analysis like an appraiser would. Although we can be confident of the outcome, we still have to sweat the appraisal. An appraisal is only one man’s opinion. The appraisers opinion can be different than my opinion.
The appraiser has 10 business days to submit the appraisal once it’s ordered.
Packing II
You are still packing items that you don’t use daily. Schedule repairmen.
Buyer’s Loan Approval
Buyer’s loan approval means the underwriter has approved the loan usually with a few conditions. The conditions is usually paperwork that needs to be in the file. Loan approval usually happens a week to ten days before we close. Once we have loan approval you can take a deep breath. We are 95% sure your home will close.
Packing III
Chaos can be created. Repairs can be completed.
Buyers Final Walk Thru
The buyer’s final walk is usually done the day before closing. The repairs need to be completed with receipts to me. The home needs to be cleaned including windows and carpets. The yard needs to be mowed.
Leave all keys and remotes in the kitchen drawer with the appliance manual. The buyers will not get them until after closing.