Buy a House

Step by Step Guide of Buying a Home.

Start Your Search

Start Your Search
Investing in a home is one of the most important decisions you'll make. So much more than a roof over your head, your home is where life unfolds and memories are made, while building a financial foundation for your future.

Your needs drive how and when we find your next home. From this day forward, everything I do will be motivated by your goals and how you imagine your life in a new environment. Once I get a thorough understanding of where you see yourself, finding your dream home will move faster and with minimal interruption to your daily life. A

Get Pre-Approved/ What Can I Afford

Why should you get pre-approved? Simple - to determine what you can comfortably afford. It also allows us to move quickly when we find the right house. Current market moves fast, most houses get under a contract in less than a week receiving multiple offers, and most listing agents will not give your offer the same weight if you don't send them your preapproval letter alongside the offer.

When we're ready to start looking at homes in person, it's best to start with a consultation with a lender. I am happy to recommend a trusted professional who can talk to you about your financing options.

How can I make the most of my time when touring homes?

We'll work together to get an accurate idea of your price range, an estimate of your monthly payments, and a pre-approval letter, so we can move quickly if need be. Refining your "wants" and "needs" list will help us identify what's most important to you, including both the location and the house itself. Preview, favorite, and hide homes to eliminate those you won't need to visit in person. Once we narrow your list, we'll plan an itinerary together.

Tour Homes

What should I expect when touring homes?
We will typically tour homes together alongside any co-buyers, friends, or family you'd like to join. Homeowners usually aren't home, so you're free to spend as little or as much time as you want. You may have a gut reaction when visiting a home.

First impressions count, but I'll advise you on home values and help evaluate priorities in the context of
what's available in your price range. How many homes should I visit? Sometimes buyers find their future home the first time out, and others look at several before they see one that checks all their boxes. It's a good idea to see at least a few alternatives so you have some points of comparison, but sometimes you just know a place is where you want to live.

What should I look for when visiting homes?

Look beyond the staging and decorative items to see the features and fixtures that convey with the house.
Check the condition of the home.
Keep track with photos and notes.
Consider possible home improvements you might want to make so you can research costs later.
Don't forget to check out the outside of the property and the neighborhood. I have access to relevant neighborhood insights and data to help inform your
Locate your commuter route, schools, shops, restaurants, parks, and other amenities.
If the property is a condo or located in a homeowners association, we'll assess the fees and rules to see if you can live with them.

As your trusted partner for your home search, feel free to reach out at any time should you have any
questions about any of the homes we tour.

Make an Offer

Your offer will include:

The price
Earnest money and option period fees
Target date for closing
Who pays for title
Contingencies
Financing terms
Appraisal waiver based on the condition of the market
Leaseback terms

After you've found the one, I'll evaluate the market and draft a well-thought-out offer that also protects your interests.
What should I include with my offer?
Your offer will be written using the most recent standard-purchase offer forms that comply with all state and local laws.

What are the most common contingencies?
Financing. Unless you're paying cash, it's typical to write your offer with a contingency clause that lets you off the hook if you can't finalize your mortgage within a certain number of days. Even though you have a pre-approval for a loan, it's smart to protect yourself.
Home inspection.

Your offer can be made dependent on a satisfactory home inspection report within a certain number of days. This protects you if the inspection uncovers expensive necessary repairs. What happens if I face multiple offers?
In a hot housing market, you may find yourself competing against other buyers. If that's the case, will work on your behalf, strategizing for your offer to be accepted. With access to real-time market data, I'll know how to best position your offer.
If there's more than one on the table, the seller can:

Accept the best offer
Counter all the offers to get a better price and terms
Counter one offer that's close to what they want

Working to find out what's important to the seller, such as a specific moving date, and to discuss possibly waiving contingencies, adjusting your price, or writing a "love letter" about the house are all options we can consider when facing multiple offers.
What is a counteroffer?
The seller can accept your offer as is, or they can make a counteroffer with an adjustment to your terms. You can accept or reject the counteroffer and make your own counteroffer. The contract is final once you and the seller have agreed to all terms. I'll work on your behalf to negotiate the terms of your purchase.

Execute Contract

The crucial period between an offer and a final contract is an important time to stay in close contact with me, so you're equipped with all the information you need to make smart decisions.
What should I expect to see in the contract?
Some of the key points in your multipage contract include:

Accuracy of information, including the correct spelling of your name and the property address
The effective date of the contract - important because your contingencies have time limits
A list of contingencies, such as that the sale depends on financing, an appraisal, a satisfactory home inspection, and perhaps the sale of your current home
Property disclosure information from the seller, depending on your state laws
A complete list of what conveys with the property
A list of required inspections, such as a home inspection and pest inspection.
Information about when you can move in
In some cases, such as if your offer is contingent on the sale of your home, the seller may add a "kick- out" clause, which means that the seller could accept another offer if one is made before your home is sold

I'll review the contract with you to make sure all of your questions are answered.

How do I know when to negotiate and when to let go?
We'll work together to balance how much you want a particular property and what you're willing to accept to get it.
You may want to let go when:
A bidding war drives the price too high

The appraised value of the home is below your offer
A home inspection finds defects that would be expensive to repair
The seller is unwilling to make reasonable repairs
You learn about homeowners association rules that won't work for you

What are common contract pitfalls I should avoid?
We'll watch out for:

Unrealistic deadlines: you'll need time to arrange a home inspection and receive the report, as well as arrange financing
Missing deadlines means you lose your chance to end the contract and keep your deposit
Items that don't convey with the property: if you're not sure, we can discuss it.
Communications from your lender financing problems, or an appraisal issue.

I will be by your side at every step to help you navigate the complexities of a real estate contract.

According to the National Association of REALTORS®, the most common reasons for contracts to fail or be delayed are home inspection problems,

Home Inspection

As soon as your offer is accepted, we'll schedule your home inspection. I have a number of trusted home inspectors we can turn to.
What is a home inspection?

Your home inspector will check a massive list (more than 1,000 items) of systems, appliances, and structures in your home to evaluate its condition. You'll get a written report that identifies potential problems and future maintenance issues. We'll look at it together to decide whether the report means you want to walk away from a house or ask the sellers to make repairs. You can also have an "information only" inspection, which means you're buying the house as is, but want to know its condition.

What's included in a home inspection?

The inspector will check:
Structural conditions such as the foundation, beams, and floors
Roof condition
Mechanical systems such as heat and air conditioning
Appliances - to make sure they're working
Plumbing - for leaks, rust, and water pressure
Electrical systems such as grounded outlets and code violations
Safety issues such as stairs, handrails, mold, or chimney maintenance

What should I watch for during the home inspection?

Together, we'll attend the home inspection to learn more about home maintenance and so you can see any potential problems yourself. The inspector can answer questions as you go, so if there's anything you don't understand or are worried about, just ask.

I've got the home inspection report, now what?
We can decide whether to negotiate on anything in the inspection report and ask the inspector the following questions:

Are the items you've flagged major or minor issues?
What needs to be done to resolve any flagged issues?
Can you give me an estimate of the cost of any repairs?
Do I need another inspection, such as by an electrician or a structural engineer?
Are there things I need to do after I move in?

I'll be your partner in helping you understand the implications of the home inspection.

Home Insurance

Homeowners insurance is a form of property insurance that covers losses and damages to an individual's residence, along with furnishings and other assets in the home. Homeowners insurance also provides liability coverage against accidents in the home or on the property.
What does home insurance cover?

A homeowners insurance policy usually covers four kinds of incidents on the insured property: interior damage, exterior damage, loss or damage of personal assets/belongings, and injury that occurs while on the property. When a claim is made on any of these incidents, the homeowner will be required to pay a deductible, which in effect is the out-of-pocket costs for the insured.

For example, say a claim is made to an insurer for interior water damage that has occurred in a home. The cost to bring the property back to livable conditions is estimated by a claims adjuster to be $10,000. If the claim is approved, the homeowner is informed of the amount of their deductible, say $4,000, according to the policy agreement entered into. The insurance company will issue a payment of the excess cost, in this case, $6,000. The higher the deductible on an insurance contract, the lower the monthly or annual premium on a homeowners insurance policy.

Every homeowners insurance policy has a liability limit, which determines the amount of coverage the insured has should an unfortunate incident occur. The standard limits are usually set at $100,000, but the policyholder can opt for a higher limit. In the event that a claim is made, the liability limit stipulates the percentage of the coverage amount that would go toward replacing or repairing damage to the property structures, personal belongings, and costs to live somewhere else while the property is worked on.

Home Warranty

Some home sellers pay for a home warranty that covers them while their home is on the market and conveys to the buyers after the sale. We can work together to determine whether we should negotiate for the seller to pay for a warranty or buy one yourself.
What is a home warranty?

A home warranty policy, which typically lasts for one year and is renewable, provides coverage for some of your home's systems and appliances. In return for the annual fee, the company will cover repair costs and arrange for contractors. You'll pay a deductible fee and possibly service fees if you need to use the warranty. Do I need a home warranty? If you're buying an existing home, especially one with appliances that are more than four years old, home warranty can give you peace of mind about If you're buying an existing home, especially one with appliances that are more than four years old,
home warranty can give you peace of mind about paying for unexpected repairs and finding a reliable contractor. If you're a first time home buyer, especially if you have limited savings, this can be particularly important. If you have plenty of emergency savings, you're handy, or you know good contractors, you may not need a warranty. You can count on me to provide referrals for recommended contractors.
If you're buying a newly built home, structural defects are usually under warranty by the builder for 10 years, and other items are typically covered for six months to two years, so you don't usually need a home warranty.
What should I look for in a home warranty?
To choose a good home warranty, we will review:

The home warranty company's license with your state's real estate commission
The fine print - that's where you'll find exclusions and limitations
What's covered and what's not
The coverage limits - your repairs will only be paid for up to a specific level
Service fees and deductibles
How quickly service and claims are handled
How contractors are vetted and what happens if you use your own
Coverage differences between a basic warranty and enhanced warranty
Online reviews

You can always turn to me for home warranty

Close

There's no need to feel jittery before your closing as I will have you fully prepared for the day. As the buyer, you choose the title company for your title search and the closing. I can recommend reliable title companies.

What should I do before the closing?

We'll stay in close communication to make sure that your questions are answered and you feel ready to sign on the dotted line.

As your closing day nears, keep this list handy:

Stay in close touch with me, your lender, and title company.
Avoid lowering your credit score with a new credit application or late payments.
Confirm that your contract contingencies are resolved, including the home inspection, an appraisal, and your financing.
Finalize your homeowners insurance policy.
Gather your down payment and closing-cost funds in an accessible account.
Review your closing disclosure form, which you'll receive three days before your settlement, and ask questions if you don't understand something.
Arrange a wire transfer or get a cashier's check for the funds you need for the settlement.
Schedule a walk-through of your new home within 24 hours before your closing to check its condition.

What can I expect at the closing?
We'll be finalizing all of the paperwork to close on the sale of your new home. You will want to allocate a few hours for your closing.
Bring to the closing:

A government-issued photo ID
Proof of homeowners insurance
Your copy of the contract
All paperwork associated with your loan and the home purchase
Your cashier's check or wire transfer confirmation weren't included on your closing estimate
Your checkbook for miscellaneous funds that

What paperwork is required to close?
You'll be signing numerous documents, including a repeat of the documents you signed when you applied for your loan. The most important documents you'll sign are:

Promissory note to repay the mortgage
Deed of trust, which gives the lender the right to foreclose if you don't repay the loan
Initial escrow disclosure, which outlines the funds on deposit for your property taxes and homeowners insurance bills
Right to cancel form, which states that you have three business days to cancel the transaction

What's next?
After your closing:

Keep all your signed documents in a safe place.
Change your address.
Change the locks and security codes on your home.
Review your due dates and new budget.

Congratulations! You've got the keys to your new home!
After your purchase, ask me to recommend fully-vetted service specialists in town or how you can care for your home. Further down the road, should you ever want to sell, I'll have the scoop. You'll always have my number, and I'll always be ready to spring into action.