This is the story of a family of four: Dad works in Portland, Mom works in Camas, and their two kids are in elementary and middle school. This family had lived in their 1966 home for 14 years and were ready for a change— they wanted more space, new features, and a change of schools. But like many of us, they had to sell to buy, even though their equity position was a good one. With the tight market of 2017 (predicted to be the same in 2018), they knew they might not be able to “step across” from one home to the other.
Their first job was to get their current house ready to put on the market. This included yard cleanup, carpet stretching, some minor paint touchup, and some other small things. These to-do items were not expensive, but they were important to make the home look “crisper” and more appealing to a buyer. In working with me on home value, we discovered the previous listing had overstated the square footage by several hundred square feet. We knew the real square footage from a more recent refinance appraisal, so we used that to determine value. Checking this is an important part of the buying process!
In mid-May, we launched the home on the market and had lots of showings with five offers in just a few days. This can be quite overwhelming. With my help, we dealt with all the complexity of evaluating these offers and selected one to accept. Meanwhile, another buyer who just missed out, decided to write a backup offer just in case something happened with the first accepted buyer.
Now, came time for the home inspection. The inspector said there were “sink holes” in the crawlspace! So, the buyer backed out. Now what? Something as serious as this needed to be investigated. We just don’t have “sink holes” in Clark County, so we believed there was another explanation. Turns out, when this house was built in the mid-60’s several large trees were cut down and the stumps were not removed. As they rotted over time, what was left was a hole – one particularly large one even had the trenches from large roots. We worked with the backup buyer who understand the issue, got the holes filled in with gravel, and then we closed in late June.
Next came the question of where to move. Nothing had turned up in the target location for the next home, so these folks signed up for the adventure of moving temporarily into a rental. They did this once we were through home inspection with the backup buyer, so they would have time to overlap and move over several weeks. There are several places around town that will do leases shorter than a year. Although the rental was smaller, they used the garage for storage of their many boxes. Now, finding the new house became our top priority.
It took a couple of months and we looked at many properties as they came onto the market. Eventually we found one, got our offer accepted and negotiated home inspection items including unpermitted square footage. The happy ending is that this family moved into their new place by the end of September, just in time for school to start and before the holidays!
Hopefully you will find this a positive story. Yes, it took commitment on their part to go through the ups and downs of buying, selling, and moving into the rental, but in the end, this family is “living the dream” and everyone is excited about their new future in their new home.
Thank you to these special clients for letting me share their story! Where does your new home story begin? Contact me today for information on what it will take to embark on your journey in buying or selling a home.
If you’re buying or selling a home, the inspection process can be nerve-wracking for people. It often brings up questions or concerns that may be a little bit overwhelming at first. The inspection provides an overall evaluation of the home’s condition. Inspections can be complex, depending on the home and its condition. Every inspection provides a detailed look at all the working systems of a whole house. Then, depending on the home, there can be additional inspection processes that look at the sewer, oil tank, roof, or radon levels. Doing an inspection should be written into your sales contract, so you can expect to have one from the get go.
When you’re getting an inspection, be sure to use a licensed inspector. These people need to complete continuing education courses and are experienced with inspecting a variety of different styles and homes of various ages. Your Realtor will give you advice on a recommended inspector or inspection company.
How the process works:
When a buyer gets an inspection done, the seller may not know what the results are for a couple of days. When the buyer gets the results, they will get a copy of the report and determine what they want to ask the seller to fix, if anything. Most often, the buyer has 10 days to get repair requests to the seller. The Realtor will help the buyer determine which “to-do” items are reasonable to ask for and what isn’t.
Once the seller gets the list, they are given some time to get quotes or bids on the items that need completion. Having an experienced Realtor to work with you during this process is important, as the back-and-forth process can create much dialogue. It is critical that everyone understands each other and having an agent you trust here can help guide you along through some of the confusing details. Many times, the inspection process requires negotiation and a Realtor can be an asset in this part.
As a seller, this time can be nerve-wracking, as you are waiting to get quotes done and wondering what the result will be! Your Realtor will help you decipher the requests that come in, determine what is customary, and negotiate on your behalf. Again, your Realtor will play an important role in helping you get through the many hoops that can sometimes happen with the inspection process.
Buying and selling a home requires many different steps and it’s okay to have a lot of questions along the way. The inspection process can be very involved, and I am happy to sit down and talk with you about it if you need additional clarification.