Nostalgic Homes

There's at least five parties in your home buying (and sell)process - your agent (who may or may not be ethical), the seller (who can fail to disclose), the seller's agent (who can strategically over-stage for their seller), the home inspector (who can suddenly become "blind") - and you. It's a big purchase and you want to enjoy your new home after moving in instead of making costly discoveries and camping out in the dining room after you discover you paid full price for a fixer-upper. Always make sure your own interests figure first during the home-buying process:* choose your agent and home inspector carefully - ask around, ask questions, read the low online ratings* if you experience issues after the closing, your agency owner may refer you to a subtle clause in your Buyers-Agent contract to inform you that they no longer represent or will help you now that the closing is over(of course, you went over this same contract when you interviewed your agent). They will also inform you that Colorado law actually prevents them from helping you; apparently Colorado law protects shady agencies instead of you when things don't go well* Before the closing is the only time you have the power to negotiate price, to ask for professional repairs or even walk. "After options" include taking financial hit or legal action. Not exactly what you envisioned* ask around, hire your own home inspector to represent you instead using your realtor's recommendation, it’s not fun discovering issues after the closing when it's "too late to negotiate"* home inspectors are unlicensed and unregulated in Colorado, and "certification" means they simply paid an out-of-state agency for that marketing tag - if they "miss" things to help your agent seal the deal or for any other reason, there is no recourse, although their omissions may cost you a great deal, and them very little to nothing* bring along your trusted handyman or contractor who can tell you about a property's true condition (ie, not what the home inspector looks at, which is "structural and safety"). Ask about the costs to repair and update -then double that* it’s likely you may not meet the seller or their agent before the closing (which is a great way for either or both agents to shield shady sellers)…ask to meet the seller to get a read on things – this is also where your own handyman and home inspector come into play to reveal what might be hidden or non-disclosed* beware of some Dyers or owners who haven't maintained their home - the furnace filter will tell you a lot, look for the details* when you buy, your agent's commission is paid by the Seller. This commission is built into the property's price you buy or sell, so you pay either way. Make sure your interests are being represented along with your agent's, whose business it is to make as much commission as possible, and for some unethical types, as quickly as possible* insist that all staging (furniture, wall coverings, rugs,etc) are completely removed from the house, garage and property before your post-inspection objection walk-throughs - a place can look very different(worse) when empty* take your own pictures to look after your viewings instead of relying on glossy online photos* ask for an email copy of your agent’s comps – then do your own online research to see if the property’s condition + price is actually comparable* a seller can fail to disclose - ask lots of questions before the closing - look at, under and inside everything, including the yards,openly ask about known or repaired structural or water damage (no matter how"minor" the present owner may think they are)* never allow your agent to ask you if the seller (and his family of five) can be in the house during your post-inspection walk-throughs to "pack boxes" (even though they moved out months earlier) - you want the freedom to look at everything, to see the property's true condition,not to be literally blocked by the seller or his and his agent’s furniture from seeing any issues* put your questions in an email or written document and insist on sign-off that all known past and present issues have been disclosed,repairs are fine, ask for those invoices* at a minimum, insist on good grading outside, ask how the sprinkler system was closed down for the winter and ask for a copy of the receipt, a complete carpet cleaning, a sewer scope before the closing, etc.* get an itemized and detailed list of what attached items will be taken to avoid surprises* never let an agent pressure you into selling your house if you haven't found what's an amazing replacement and fit - if your current house went under contract, it will likely do so again, especially in a hot sellers market* consider calling Trelora (local Denver-created agency),who charges flat fees on your buy/sell sides instead of 5.6% or higher commissions* know the inherent setups, find great representation, enjoy your new abode!