Seller Frequently Asked Questions



How long does it take to put my house on the market?

Once we receive the professional photos of your property, we will have it added to the multiple listing service within one business day.

We will create your print materials and submit them to you for approval. The print materials are usually ready two-to-four business days after we receive the photos. 

In short, we can work very quickly. 

Preparing your property for market is extremely case by case. 

If your house is ready to go, we can usually have your house on the market in one week. 

However, if you plan to make improvements to your property before going on the market, then it will take as long as those improvements take.

Which items stay with the house, and which can I take with me?

The general rule is: “If you have to remove it with a tool, it stays.”

Some items are specifically included or excluded in the purchase agreement.

Unless specifically excluded, your drapes and window treatments will stay with the house. 

Lenders will not allow a house to be sold without a stove. You can remove the one you have.  But you'll need to replace it prior to putting the house up for sale.

Unless specifically included, your washer, dryer, and refrigerator will go with you. 

If you have a question about a specific item, please don’t hesitate to ask.  Or if you're in doubt about keeping something, it has to be excluded in the contract. So be sure we talk about it.

Do I have to leave the house during showings and open houses?

It’s always best for you to leave the property during showings and open houses.

Prospective buyers feel much more comfortable in a home without the seller present.  And it’s in your best interest for buyers to feel comfortable.  Every piece of advice we offer is about increasing your bottom line.

How long will it take to sell my house?

The average days on market will vary from neighborhood to neighborhood.

How long it will take to sell your property will be a function of your property’s condition and the price you choose.

We can give you a good estimate of the time it will take, given the amount of preparation you would like to do, after we’ve viewed the property.

Do I need to clean my house before I move out?

Unless otherwise agreed with the buyer, all of your personal items must be removed. This includes products like paint, flooring, and tile that was purchased for the house.

While contracts require minimal cleaning, it’s very standard for a seller to clean the property well after moving out.

A buyer may stipulate in the contract that they want the house professionally cleaned and/or the carpets cleaned.

If there’s no agreement, then we recommend using common sense. Leaving the property in the same condition you would want it to be in, if you were the buyer, is a good rule of thumb.

What are the fees associated with selling my property?

All commissions are negotiable. You can expect inspection costs, closing costs, county transfer fees, loan fees, and notary charges. Property taxes are prorated.

What is a buyer walkthrough and when is it done? 

The buyer walkthrough allows the buyer to physically see that the property hasn’t been damaged prior to closing. While uncommon, things can happen.

If something unlikely happens, then you will likely have to give a monetary credit or fix the problem prior to closing.

The walkthrough is most certainly not an opportunity for the buyer to renegotiate the agreement.  It is generally very quick. 

You are contractually obligated to allow the buyer walkthrough during reasonable times with reasonable notice.  This will happen towards the end of the escrow.

How long will it take for me to get the closing proceeds into my account?

You can expect to have the proceeds from closing the following business day. Sometimes you'll see proceeds in your account the same day as closing.  It's dependent on the time the deed is recorded at the county.

What is a contingency period? Do I have to negotiate repairs during this time?

The contingency period is the time during which a buyer can terminate the contract for any reason.  As long as the cancellation is during this time they will receive their full deposit back.

All the inspections are provided to any interested parties upfront, before they write an offer. This way they are knowledgeable about the condition of the property. They'll be likely to have a short property condition contingency, or none at all. 

Contingencies other than property condition may include: HOA document approval, loan and appraisal approval, and approval of the preliminary title report. 

If there is no property condition contingency then there won't be any repair negotiations.

If there is, it's likely to be a short period of time.  Any negotiating is limited to new findings since the inspections are provided before writing an offer.

What does a home inspector look for in the property?

An ASHI approved real estate inspector will provide a visual inspection of your property.

The inspector will not disassemble anything to inspect it.

It’s common for older homes to show deficiencies simply because codes have changed over the years. However, you are under no obligation to update an item because it is no longer up to code.

Sometimes, an inspector may recommend that a specialist inspect a specific system further. Depending on where you live, a foundation, roof or chimney inspection may be suggested.

Thinking About Selling Your Home?

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