Buying Steps 14-15: Unveiling Your Dream Home
Step 14
At this point, you’re probably excited and full of optimism, and soon we’ll be doing showings. Now comes the most important step: Finding the right home. You should be set up on an NWMLS (Northwest Multiple Listing Service) search already and getting those NWMLS results regularly from me.
When the NWMLS email comes in we need you to:
- Check the email at least daily and review all of the properties we’ve sent you that day.
- If there’s something, you love and want to see ASAP, shoot me a quick text rather than waiting for us to contact you and let us know when you’re available and what you want to see. That way, we can set up the showing ASAP. Remember, most properties require 24 to 48-hour notice for showings, so it’s rare to be able to see a house or condo on the same day. Also, properties are usually available to be seen Monday – Friday from 9 am – 7:30 pm and Saturday and Sunday from 10:00 am – 6:30 pm. Sometimes Sellers will allow us to view a property outside of those hours, but it’s up to the individual Seller. Also, during the spring and summer, great properties sell in 3-4 days, so you must review the NWMLS email daily so we can jump on a great property as soon as you see it.
- Once we know when you’re available, we’ll set up the showings and email you where we are meeting and when. We’ll most likely meet you there.
- Remember to wear comfortable slip-on shoes for showings as we’ll generally need to take them on and off at each property.
- We’ll email you the NWMLS listing sheets ahead of time, so you can look at them on your phone during the showing so no need for you to bring anything other than snacks or drinks if you think you might get hungry.
While you’re looking at the NWMLS feeds each day, we’ll also be networking our contacts to find you homes that aren’t so obvious to find.
At this point, there should be no need for you to continue to look at other sites such as Zillow, REALTOR®, Redfin, etc. as all of those properties should be showing up in your NWMLS feed. If one isn’t for some reason, let us know so we can tweak the search parameters of your NWMLS feed.
Now on to the showings!
Questions? Contact us at andi@andidyer(dot)com or 360-734-6479.
Step 15
Getting smart — about what to do, ask, and avoid — can move you ahead of the crowd.
Ah, the open house — a chance to wander through other people’s homes and imagine yourself knocking out walls and gut-rehabbing their kitchens. This is what dreams are made of (or at least episodes of HGTV).
In all seriousness, going to open houses (and scheduled private showings) is one of the most exciting parts of the home-buying experience. Beyond the voyeuristic thrill, visiting houses allows you to assess things that you just can’t see online.
Anyone who has taken a super-posed selfie knows that a picture doesn’t always tell the whole truth. Professional listing photos can make small rooms look spacious, make dim rooms bright, and mask other flaws of a home — but you don’t know any of that until you actually see the house yourself.
You can tour houses at any point, but it can be helpful to first discuss your needs and wants with all of the “decision-makers” in your household. That way, you — and your Broker — can take a targeted approach, which saves you time and can give you an edge over your buying competition.
So, before you start viewing, follow these tips to get prepared.
Make It Your Job to Know Which Houses Are “Open”
There are four ways to know when a house is available for viewing:
- Ask me, I’ll know the details on specific properties and can keep you informed of open houses that fit your criteria.
- Use listing websites. A number of property sites let you search active listings for upcoming open houses. On REALTOR.com®, for instance, when searching for properties, scroll over the “Buy” tab and click the “Open Houses” link to see upcoming ones in your area.
- Scroll social media. On Instagram, for example, you can search the hashtag #openhouse, or similar tags for your city (#openhousebellingham, for example), to discover open houses. Many real estate Brokers and offices also post open house announcements on Instagram, Facebook, and Twitter; find ones from your area and start following them.
- Drive around. Cruise through the neighborhoods you’re interested in — it’s a good way to get a sense of the area amenities — and look for open house signs.
- And while you’re searching, be sure to jot down the location, time, and date for any open house that strikes your fancy. It will make it that much easier to plan times and routes for hitting as many homes as possible.
Get There Early (and Say “Hi” to the Neighbors)
If you’re seriously interested in a home, show up to the open house early. That way you’ll beat the rush, and the agent showing the house (a.k.a. the host) will have time to focus on you and your questions.
Scope Out the Bathroom
Even if it feels snoopy, do a thorough bathroom check, with the host’s permission: Flush toilets to see if there are any backups; turn on the faucets and shower to check the pressure.
And don’t be shy! Many home Buyers hop from one open house to the next without talking to the listing agent. But chatting up the host can help you learn information that you wouldn’t get by only touring the premises.
If a house seems like a match, take a walk around the neighborhood. Strike up conversations with the neighbors to get an insider’s perspective on what life in that community is really like — what the vibe on the block is like, and whether the homeowner’s or condo association (if there is one) is easy to work with.
Avoid revealing too much information
To make the most of your open house visits take notes while you’re there, so you can keep track of what you learned.
At the same time, remember this: Your interaction with the host could be the beginning of negotiations with them. If you end up making an offer, you’ll use the information you’ve gathered to inform your bid.
Equally important: Oversharing could hurt your negotiating power.
Be careful about what information you share with the agent hosting the event. This person works for the Seller — not you. The host can and will use stats they’ve gleaned about you to counter, reject, or accept an offer.
As your representative, some of the questions we will ask a host to help determine whether a house is a good fit for you:
- Have they received any offers? If there are already bids on the table, we’ll have to move quickly if you want to make an offer.
- When does the Seller want to move? If the Seller is in a hurry (say, for a new job), they may be willing to accept an offer that’s below the list price.
- When is the Seller looking to close? Price isn’t the only factor for many home Sellers. One way to strengthen your offer is to propose a settlement date that’s ideal for them. For example, a 30- to 45-day closing is standard in many markets, but the Seller may want more time if they haven’t purchased their next home yet.
- Is the Seller flexible on price? Most listing agents won’t tip their hand when we ask this question, but there’s always a chance the agent says “yes.” And, in some instances, the Seller has authorized their agent to tell interested Buyers that the price is negotiable. In any case, we might as well ask. (It’s kind of like googling for a coupon code when you buy something online.)
- How many days has the home been on the market? We can find this information on the internet, but the Seller’s agent can give you context, especially if the house has been sitting on the market for a while. Maybe the home was under contract but the Buyer’s financing fell through, or the Seller overshot the listing price and had to make a price reduction. Knowing the backstory can only help us.
- Has the price changed? We can see if there’s been a price reduction online, but talking to the listing agent is the only way to find out why the Seller dropped the price.
- Are there any issues? Have there been any renovations or recent repairs made to the home? Some upgrades, like new kitchen appliances, are easy to spot, but some are harder to identify. Specifically ask about the roof, appliances, and HVAC system because they can be expensive to repair or replace. By the way, repairs like a leaky faucet, aren’t things that need to be disclosed.
- What are the average utility costs? Many Buyers don’t factor utility bills into their monthly housing expenses, and these costs can add up — particularly in drafty older homes. We can ask the listing agent what a typical monthly utility bill is during the summer and during the winter since heating and cooling costs can fluctuate seasonally. Be prepared for higher utility bills if you’re moving from an apartment to a single-family home.
Questions? Contact us at andi@andidyer(dot)com or 360-734-6479.
