Buying Steps 25-27: Digging Into the Inspection
Andi Dyer • April 28, 2025
Step 25
Here is what is typically covered during a Home Inspection:
- Attic:
Look for adequate ventilation; water leaks from the roof.
- Basement: Look for water leakage; musty smell.
- Ceilings, Walls, and Molding: Look for loose pieces; drywall that is pulling away.
- Doors and Windows: Look for loose or tight fits; condition of locks; condition of weather-stripping.
- Driveways/Sidewalks: Look for cracks, heaving pavement, crumbling near edges, and stains.
- Electrical: Look for conditions of fuse box/circuit breakers, and the number of outlets in each room.
- Exterior: Look for cracked bricks and siding pulling away from the building. Look at the condition of floor cracks, stains, etc.; condition of the door mechanism.
- Foundation: Look for cracks or water seepage.
- Furnace/Air Conditioning: Look for age; energy rating; Furnaces are rated by annual fuel utilization efficiency; the higher the rating, the lower your fuel costs. However, other factors such as the payback period and other operating costs, such as electricity to operate motors.
- Insulation: Look for the condition; adequate rating for the climate.
- Plumbing: Look for poor water pressure, banging pipes, rust spots, or corrosion that indicate leaks and insufficient insulation.
- Porch/Deck: Loose railings or rot.
- Roof: Look for age, condition of flashing, pooling water, buckled shingles, or loose gutters and downspouts.
- Siding: Look for dents or buckling.
- Water Heater: Look for age, size adequate for the house, speed of recovery, and energy rating.
Many Inspectors will have material on their websites to educate you about what they look for and what they cover. They will happily discuss their process or any questions you have.
Questions? Contact us at andi@andidyer(dot)com or 360-734-6479.
Step 26
From finding a Home Inspector to dealing with surprises — this is your guide to getting a house checked out.
The first thing you need to know about Home Inspection is: You’ll feel all the feels.
There’s the excitement — the inspection could be the longest time you’re in the house, after the showing.
Right behind that comes … anxiety. What if the Inspector finds something wrong? So wrong, you can’t buy the house?
Then there’s impatience. Seriously, is this whole home-buying process over yet?
Not yet. But you’re close. So take a deep breath. Because the most important thing to know about Home Inspection is: It’s just too good for you, as a Buyer, to skip. Here’s why.
A Home Inspector Is Your Protector
An Inspector helps you make sure a house isn’t hiding anything before you commit for the long haul. (Think about it this way: You wouldn’t even get coffee with a stranger without checking out their history.)
An Inspector identifies any reasonably discoverable problems with the house (a leaky roof, faulty plumbing, etc.). Hiring an Inspector is you doing your due diligence. To find a good one (more on how to do that soon), it helps to have an understanding of what the typical Home Inspection entails.
An inspection is all about lists.
The disclosure comes in the form of an outline, covering such things as:
- Mold
- Pest infestation
- Roof leaks
- Foundation damage
- Other problems
During the inspection, an Inspector has three tasks -- to:
- Identify problems with the house that he or she can see
- Suggest fixes
- Prepare a written report, usually with photos, noting observed defects
This report is critical — it’s what you’ll use to request repairs from the Seller, and/or get bids.
The Inspector Won’t Check Everything
Generally, Inspectors only examine houses for problems that can be seen with the naked eye. They won’t be tearing down walls or using magical X-ray vision to find hidden faults.
Inspectors also won’t put themselves in danger. If a roof is too high or steep, for example, they won’t climb up to check for missing or damaged shingles. They’ll use binoculars to examine it instead.
They can’t predict the future, either. While an Inspector can give you a rough idea of how many more years that roof will hold up, he or she can’t tell you exactly when it will need to be replaced.
Finally, Inspectors are often generalists. A basic inspection doesn’t routinely include a thorough evaluation of:
Wells
- Septic systems
- Structural engineering work
- The ground beneath a home
- Fireplaces and chimneys
When it comes to wood-burning fireplaces, most Inspectors will open and close dampers to make sure they’re working, check chimneys for obstructions like birds’ nests, and note if they believe there’s reason to pursue a more thorough safety inspection.
If you’re concerned about the safety of a fireplace, you can hire a certified chimney Inspector. Find one through the Chimney Safety Institute of America.
It’s Your Job to Check the Inspector
We will provide a copy of our Home Inspection Policy to you. In addition to getting recommendations (friends and relatives are handy for those, too), you can rely on online resources such as the American Society of Home Inspectors (ASHI) at the following link: https://www.homeInspector.org/Find-An-Inspector, which lets you search by address, metro area, or neighborhood.
You’ll want to interview at least three Inspectors before deciding whom to hire. During each chat, ask questions such as:
- Are you licensed or certified? ASHI lists Washington’s requirements at homeInspector.org
- Are you insured? For what type of scenario?
- How long have you been in the business? Look for someone with at least five years of experience — it indicates more homes inspected.
- How much do you charge? The average Home Inspection costs about $800. For condos and homes under 1,000 square feet, the average cost is $700. Homes over 2,000 square feet can run $800 - $1,300 depending on add-ons.
- What do you check, exactly? Know what you’re getting for your money.
- What don’t you check, specifically? Some home Inspectors are more thorough than others.
- How soon after the inspection will I receive my report? Home Inspection contingencies require you to complete the inspection within a certain period of time after the offer is accepted — usually 2 – 5 days — so you’re on a set timetable. A good home Inspector will provide you with the report within 24 hours after the inspection.
- May I see a sample report? This will help you gauge how detailed the Inspector is and how he or she explains problems.
How to Read Online Reviews
Take extreme reviews (“she was the best Inspector ever”) with a grain of salt; compare a provider’s reviews on several sites; don’t let a few bad reviews cloud the positives; see if a contractor has addressed negative reviews.
Sometimes you can find online reviews of Inspectors on sites like Angie’s List and Yelp, too, past clients’ feedback is helpful in making your decision.
Show Up for Inspection (and Bring Your Agent)
It’s Inspection Day, and the honor of your presence is not required, but highly recommended at the end. Even though you’ll receive a report summarizing the findings later on, being there gives you a chance to ask questions and to learn the inner workings of the home.
Tips for Attending the Home Inspection
Attending the Home Inspection is one of the most important parts of buying a new home as it’s a huge financial investment with long-term repercussions and you want to make sure the home you’re buying is in good shape. Therefore, we feel strongly that Buyers should always be at the Home Inspection. Yes, you’ll get a written report after the inspection, but it doesn’t give you nearly as clear of a picture of the condition of the house as being there to see any problems for yourself and ask the Inspector follow-up questions. Plus, unless you’re extremely knowledgeable about home construction, it’s difficult to understand what in the inspection report is a big problem or defect and what is really a minor issue. Instead, it’s easy to get worked up about ungrounded outlets, but not realize that the water seepage in the basement is a much bigger and more extensive problem to fix.
Here is our list of tips for attending the Home Inspection:
- Wear comfortable clothes and shoes as the Inspector may ask you to crawl into the basement or get up in the attic to see any problems.
- The Inspector isn’t psychic. He can only see obvious defects and cannot see what is going on inside the walls and plumbing, electrical, etc. It is a snapshot in time that seems to be in good shape on that day.
- Ask questions of the Inspector, especially if you don’t understand what they are explaining to you. It’s crucial you understand each issue and whether it’s a minor issue or an expensive repair.
- Bring a tape measure with you to take any needed room measurements as we may not be able to get back into the home until the walk-through the day before closing.
- Inspection reports are generally emailed to you within 1-2 days after the inspection. As soon as you get the inspection report be sure to email it to me so we can look it over. We’ll then set up a time to discuss any items we want to get bids on, ask the Seller to fix or give a closing cost credit to repair after closing.
Remember that the point of the inspection is to:
- Discover safety issues
- See if there are any structural issues
- Discover any needed repairs to the working components. For instance, we want to make sure that all of the appliances are working, that the furnace and AC units are working, etc.
- We are NOT there to nit-pick because we don’t like the paint colors, there is a dent in the fridge door, the furnace needs to be cleaned, the gutters need to be swept out, etc. No home is going to be perfect (even new construction). Houses have cosmetic flaws and future maintenance issues. Remember, we are mainly concerned with safety issues and things not working.
Water: A Home’s #1 Enemy
- Besides drainage, ask the Inspector about any signs of water damage. Water can destroy the integrity of the home’s structure. So a leaky gutter isn’t just annoying; it’s compromising your foundation.
- Block out two to 4 hours for the inspection for a single-family home. The Inspector will survey the property from top to bottom. This can include checking the water pressure; leaks in the attic, plumbing, etc.; if door and window frames are straight (if not, it could be a sign of a structural issue); if electrical wiring is up to code; if smoke and carbon monoxide detectors are working; if appliances work properly. Outside, they will look at things like siding, fencing, and drainage.
- The Inspector might also be able to check for powderpost beetles, asbestos, lead paint, or radon, depending on what package and concerns you have. Because these tests involve more legwork and can require special certification, they come at an additional charge.
Questions? Contact us at andi@andidyer(dot)com or 360-734-6479.
STep 27
Remember, the Home Inspection is an informational report for you, the Buyer, not a to-do list for the Seller. We should only be concerned about structural issues, safety defects, or appliances/mechanicals not working.
Therefore, here are our tips for reading the inspection report:
- Focus on the summary page of the report, since it typically highlights any major concerns — along with repairs suggested by the Inspector.
- Pay particular attention to issues relating to the: Electrical, Plumbing, Roof, Foundation, Ventilation and Insulation, Exterior, and Structure issues such as water intrusion, as these can be big ticket items to repair.
- If there are any big-ticket items that are concerning to you, decide if you want to have additional inspections performed. For instance, we can bring in a Structural Engineer, a Sewer Inspector, an Electrician, a Pest Inspector, etc. If you want to bring in additional Inspectors, or a contractor for a bid, you’ll be responsible for paying their fees.
- Most likely we are going to ask the Sellers to provide a credit for you to fix the items after closing.
- Remember that the things on the inspection report which are important are:
- Safety issues
- Structural issues
- Working components such as appliances that are not working.
- We should NOT be asking for the paint to be touched up, the gutters to be swept out, etc. No home is going to be perfect (not even new construction. Remember, we are concerned with safety issues and things not working.
Important Home Inspection Terminology
(F) Functional – This letter or term means that the item inspected is working properly, allowing for normal wear and tear.
(NI) Not inspected – A component of the home that wasn’t inspected
(NP) Not present – A component that wasn’t inspected because it was not accessible
(AE) Additional Evaluation Recommended – If you see this term, it means that the Inspector recommends that you investigate the item further to ensure that it’s safe, and working properly, or to determine the root cause of a problem.
(S) Safety concern – Pay close attention to this terminology, since it indicates a possible safety concern. Many Lenders will require these items to be addressed before they’ll approve financing on a home.
(R) General repair – This term indicates that a specific item is in need of repair.
(D) Defect – This term means that a component of the home needs to be repaired or replaced.
Source: Inspection Support Network™ | www.inspectionsupport.com
Questions? Contact us at andi@andidyer(dot)com or 360-734-6479.
Many people assume peace comes after a sale is complete. After the boxes are unpacked and the paperwork is signed. In reality, many sellers feel a sense of calm much earlier. That calm often arrives the moment a plan exists. Why having a plan reduces mental load Uncertainty is exhausting. Without a plan, the mind constantly revisits the same questions: Should we sell? When? What if we regret it? A plan doesn’t answer every question, but it reduces the mental loop. Decisions no longer need to be revisited daily. Why a plan isn’t a contract A common fear is that making a plan locks you in. In truth, most plans are flexible. They evolve as information changes. The value of a plan lies in direction, not rigidity. How planning changes emotional tone Once a plan exists, sellers often report feeling lighter. They may still feel nervous, but the anxiety shifts from vague to specific. Specific concerns are easier to manage than general worry. Why this matters before any action You don’t need to list to benefit from planning. Many sellers gain peace simply by understanding their options, timelines, and tradeoffs. Action can wait. Clarity doesn’t have to. A planning-forward reframe Instead of asking, “Am I ready to sell?” ask: “What plan would help me stop carrying this decision every day?” That question often brings relief sooner than expected. ABOUT THE AUTHOR Andi Dyer is a Bellingham-based real estate broker with RE/MAX Whatcom County, specializing in helping longtime homeowners and sellers make confident, well-informed decisions. With a calm, data-driven approach and strong negotiation expertise, Andi focuses on protecting equity, reducing stress, and guiding sellers through the process with clarity and care. 📍 Serving Bellingham and all of Whatcom County 📞 Call or text: 360 • 734 • 6479 📧 Email: andi [at] andidyer [dot] com If you want to feel steadier about your options before making any moves, start here: 👉 Start with a low-pressure home value and seller planning tool here: https://www.andidyerrealestate.com/seller/valuation/ Zillow: https://www.zillow.com/profile/AndiDyer Rea l tor.com: https://www.realtor.com/realestateagents/andi-dyer Homes.com: https://www.homes.com/real-estate-agents/andi-dyer Google Business Profile: https://g.page/andi-dyer-real-estate Facebook: https://www.facebook.com/AndiDyerRealEstate Instagram: https://www.instagram.com/andi.dyer
Many sellers describe themselves as “just being cautious.” They want to make a smart decision, gather enough information, and avoid mistakes. Caution is healthy. But sometimes caution quietly turns into avoidance. Knowing the difference can bring surprising relief. Why caution feels responsible Caution is socially rewarded. It sounds thoughtful and mature. Waiting feels safer than acting, especially when a home represents years of work and stability. There’s nothing wrong with caution. The problem arises when it becomes the only strategy. How avoidance disguises itself Avoidance often shows up as endless research, repeated conversations without resolution, or a sense of being “not quite ready” without a clear reason why. The mind stays busy, but decisions don’t move forward. Why avoidance isn’t laziness Avoidance usually protects against discomfort, not effort. Selling brings uncertainty, exposure, and emotional complexity. Avoidance keeps those feelings at bay. Recognizing avoidance isn’t a failure. It’s information. How clarity interrupts avoidance Avoidance tends to dissolve when decisions are reframed as explorations rather than commitments. Gathering specific, localized information often feels safer than making abstract plans. Clarity creates momentum without forcing action. A planning-forward reframe Instead of asking, “Am I being cautious?” ask: “What would make this decision feel safer to explore?” That question often opens doors instead of closing them. ABOUT THE AUTHOR Andi Dyer is a Bellingham-based real estate broker with RE/MAX Whatcom County, specializing in helping longtime homeowners and sellers make confident, well-informed decisions. With a calm, data-driven approach and strong negotiation expertise, Andi focuses on protecting equity, reducing stress, and guiding sellers through the process with clarity and care. 📍 Serving Bellingham and all of Whatcom County 📞 Call or text: 360 • 734 • 6479 📧 Email: andi [at] andidyer [dot] com If you’re stuck between thinking and acting and want a low-pressure way to explore options, start here: 👉 Start with a low-pressure home value and seller planning tool here: https://www.andidyerrealestate.com/seller/valuation/ Zillow: https://www.zillow.com/profile/AndiDyer Rea l tor.com: https://www.realtor.com/realestateagents/andi-dyer Homes.com: https://www.homes.com/real-estate-agents/andi-dyer Google Business Profile: https://g.page/andi-dyer-real-estate Facebook: https://www.facebook.com/AndiDyerRealEstate Instagram: https://www.instagram.com/andi.dyer
Selling a home rarely affects just one person. Family members often have opinions, concerns, and emotional reactions of their own. Sometimes those voices are supportive. Other times they make an already complex decision feel even heavier. Understanding how to navigate family input without losing clarity is an underrated part of selling well. Why family opinions carry extra weight Family members often see the home not just as real estate, but as shared history. Their reactions may be tied to nostalgia, fear of change, or concern for your well-being rather than market reality. Because those opinions come from people you care about, they can feel harder to filter than outside advice. When helpful input becomes noise Input becomes noise when it’s vague, outdated, or rooted in someone else’s priorities. Statements like “You should wait,” “That seems low,” or “I’d never sell right now” often reflect personal comfort levels rather than your actual situation. Listening to everything equally can leave sellers stuck between competing fears. How to separate concern from direction A helpful distinction is whether the opinion comes with context. Advice grounded in your finances, your goals, and current local conditions is worth considering. Advice that ignores those factors may still be well-intended, but it’s incomplete. You’re allowed to appreciate concern without adopting the conclusion. Why clarity often reduces conflict When sellers can clearly articulate why they’re selling and what they’re prioritizing, family conversations tend to calm down. Uncertainty invites debate. Clarity sets boundaries. You don’t need consensus to move forward. You need alignment with your own values. A planning-forward reframe Instead of asking, “Who should I listen to?” try asking: “Which perspectives help me think more clearly about my own priorities?” That question keeps you centered without dismissing others. ABOUT THE AUTHOR Andi Dyer is a Bellingham-based real estate broker with RE/MAX Whatcom County, specializing in helping longtime homeowners and sellers make confident, well-informed decisions. With a calm, data-driven approach and strong negotiation expertise, Andi focuses on protecting equity, reducing stress, and guiding sellers through the process with clarity and care. 📍 Serving Bellingham and all of Whatcom County 📞 Call or text: 360 • 734 • 6479 📧 Email: andi [at] andidyer [dot] com If outside opinions are making it harder to feel confident about your next step, clarity can start here: 👉 Start with a low-pressure home value and seller planning tool here: https://www.andidyerrealestate.com/seller/valuation/ Zillow: https://www.zillow.com/profile/AndiDyer Rea l tor.com: https://www.realtor.com/realestateagents/andi-dyer Homes.com: https://www.homes.com/real-estate-agents/andi-dyer Google Business Profile: https://g.page/andi-dyer-real-estate Facebook: https://www.facebook.com/AndiDyerRealEstate Instagram: https://www.instagram.com/andi.dyer
Once people start talking about selling, advice appears from everywhere. Friends. Neighbors. Family. Online forums. Well-meaning people who sold years ago. Everyone seems confident, and much of the advice contradicts itself. For sellers, this flood of opinions can create paralysis rather than clarity. Why advice feels overwhelming during a sale Selling a home is high-stakes, so the brain looks for certainty. When advice conflicts, it creates cognitive overload. Sellers may delay decisions or second-guess themselves constantly. This isn’t because they’re indecisive. It’s because too many voices are competing at once. Why advice is rarely transferable Most advice is context-specific. What worked for one person may not apply to a different neighborhood, price point, or market cycle. Advice also ages quickly in real estate. Well-intentioned guidance can still be misaligned with your situation. How to filter advice productively One useful filter is asking whether the advice accounts for: Current local market conditions Your specific goals and timeline Your tolerance for stress and uncertainty Advice that ignores these factors is often incomplete. The value of a single guiding framework Rather than collecting opinions, it helps to work from a consistent framework. When decisions are anchored to clear priorities, external advice becomes input rather than pressure. That framework creates steadiness even when opinions differ. A planning-forward reframe Instead of asking, “Who’s right?” ask: “Which advice aligns with how I want this process to feel?” That question often quiets the noise. ABOUT THE AUTHOR Andi Dyer is a Bellingham-based real estate broker with RE/MAX Whatcom County, specializing in helping longtime homeowners and sellers make confident, well-informed decisions. With a calm, data-driven approach and strong negotiation expertise, Andi focuses on protecting equity, reducing stress, and guiding sellers through the process with clarity and care. 📍 Serving Bellingham and all of Whatcom County 📞 Call or text: 360 • 734 • 6479 📧 Email: andi [at] andidyer [dot] com If outside opinions are making it harder to decide, clarity can start here: 👉 Start with a low-pressure home value and seller planning tool here: https://www.andidyerrealestate.com/seller/valuation/ Zillow: https://www.zillow.com/profile/AndiDyer Rea l tor.com: https://www.realtor.com/realestateagents/andi-dyer Homes.com: https://www.homes.com/real-estate-agents/andi-dyer Google Business Profile: https://g.page/andi-dyer-real-estate Facebook: https://www.facebook.com/AndiDyerRealEstate Instagram: https://www.instagram.com/andi.dyer
Market uncertainty tends to amplify stress. Headlines fluctuate. Predictions conflict. Sellers may worry that every decision could be the “wrong” one. The truth is that uncertainty is not a temporary glitch in real estate. It’s a permanent feature. Learning how to stay grounded within it is what creates confidence. Why uncertainty feels especially uncomfortable during selling Selling requires action under imperfect information. That goes against the brain’s preference for certainty. When the market feels unstable, sellers may delay decisions, constantly revise plans, or feel pressure to act quickly before conditions change again. Why waiting for certainty rarely works Certainty usually arrives only in hindsight. Waiting for perfect clarity often means waiting indefinitely. What helps more than certainty is having a flexible plan that can adapt as conditions shift. How grounded sellers approach uncertainty Grounded sellers focus on what they can control: preparation, pricing alignment, communication, and pacing. They accept that not every variable can be predicted. This mindset reduces anxiety and improves decision quality. The role of values in uncertain markets When decisions are aligned with personal values rather than predictions, outcomes tend to feel steadier even if the market changes. Knowing why you’re selling matters more than knowing exactly what will happen next. A planning-forward reframe Instead of asking, “Is this the right time?” try asking: “What choice allows me to move forward with the most stability?” That question anchors decisions even when answers are imperfect. ABOUT THE AUTHOR Andi Dyer is a Bellingham-based real estate broker with RE/MAX Whatcom County, specializing in helping longtime homeowners and sellers make confident, well-informed decisions. With a calm, data-driven approach and strong negotiation expertise, Andi focuses on protecting equity, reducing stress, and guiding sellers through the process with clarity and care. 📍 Serving Bellingham and all of Whatcom County 📞 Call or text: 360 • 734 • 6479 📧 Email: andi [at] andidyer [dot] com If uncertainty is making it hard to know your next step, clarity can start with information: 👉 Start with a low-pressure home value and seller planning tool here: https://www.andidyerrealestate.com/seller/valuation/ Zillow: https://www.zillow.com/profile/AndiDyer Rea l tor.com: https://www.realtor.com/realestateagents/andi-dyer Homes.com: https://www.homes.com/real-estate-agents/andi-dyer Google Business Profile: https://g.page/andi-dyer-real-estate Facebook: https://www.facebook.com/AndiDyerRealEstate Instagram: https://www.instagram.com/andi.dyer
Many sellers worry they’ll pick the “wrong” moment to sell. They watch headlines, track interest rates, and wait for a signal that says now is the right time. That pressure can quietly stall decisions for months or even years. The truth most sellers eventually discover is that market timing matters far less than life timing. Why market timing feels so important Market timing promises control. If you sell at the peak, you win. If you miss it, you feel like you failed. This framing turns selling into a test rather than a transition. But real estate markets are only fully clear in hindsight. Most people who “timed it perfectly” didn’t know they were doing so at the time. What life timing actually accounts for Life timing considers things the market can’t measure: Energy and capacity Health and mobility Family needs Desire for simplicity Readiness for change These factors often matter more to long-term satisfaction than a marginal price difference. Why waiting for the perfect moment creates pressure When sellers delay waiting for the perfect market, they often feel rushed later. Life changes anyway. Maintenance continues. Decisions become compressed. Selling earlier, with intention, often creates more options than selling later under pressure. How grounded sellers think about timing Grounded sellers don’t try to predict the market. They assess whether selling now would make life easier, not harder. When that answer is yes, the decision tends to hold up well over time. A planning-forward reframe Instead of asking, “Is this the best market?” try asking: “Would selling now support the way I want to live over the next few years?” That question usually brings more clarity than charts ever will. ABOUT THE AUTHOR Andi Dyer is a Bellingham-based real estate broker with RE/MAX Whatcom County, specializing in helping longtime homeowners and sellers make confident, well-informed decisions. With a calm, data-driven approach and strong negotiation expertise, Andi focuses on protecting equity, reducing stress, and guiding sellers through the process with clarity and care. 📍 Serving Bellingham and all of Whatcom County 📞 Call or text: 360 • 734 • 6479 📧 Email: andi [at] andidyer [dot] com If you’re trying to weigh market conditions against personal readiness, a planning conversation can help: 👉 Start with a low-pressure home value and seller planning tool here: https://www.andidyerrealestate.com/seller/valuation/ Zillow: https://www.zillow.com/profile/AndiDyer Realtor.com: https://www.realtor.com/realestateagents/andi-dyer Homes.com: https://www.homes.com/real-estate-agents/andi-dyer Google Business Profile: https://g.page/andi-dyer-real-estate Facebook: https://www.facebook.com/AndiDyerRealEstate Instagram: https://www.instagram.com/andi.dyer
Regret is one of the strongest forces shaping seller decisions, even though it’s rarely discussed openly. People worry about selling too early, selling too late, selling for the “wrong” price, or missing out on something better. The fear of regret often keeps people stuck, not because they don’t want to move, but because they want to avoid feeling foolish later. Why regret feels so powerful in real estate Homes carry high stakes. They’re financial assets, emotional anchors, and symbols of stability all at once. That combination makes decisions feel permanent, even when they’re not. Regret thrives in uncertainty. When outcomes are unknown, the mind fills in worst-case scenarios. The two kinds of regret sellers worry about Most sellers are caught between two fears: Regret of action: “What if I sell and wish I hadn’t?” Regret of inaction: “What if I wait and wish I’d sold earlier?” Trying to eliminate regret entirely usually leads to paralysis. Why clarity reduces regret more than timing Regret tends to be lower when decisions are made with intention and information, even if the outcome isn’t perfect. Sellers who understand their reasons, explored alternatives, and chose a path aligned with their values tend to feel steadier afterward. Sellers who rushed or avoided the decision often replay it more. How to work with regret instead of against it Instead of asking how to avoid regret, it can help to ask: Which decision would I feel at peace explaining to myself later? What choice aligns with how I want this chapter to close? Those questions anchor decisions in meaning rather than prediction. A planning-forward reframe There is no version of selling that removes all uncertainty. But there are versions that feel honest, thoughtful, and grounded. When you focus on clarity over certainty, regret tends to lose its grip. ABOUT THE AUTHOR Andi Dyer is a Bellingham-based real estate broker with RE/MAX Whatcom County, specializing in helping longtime homeowners and sellers make confident, well-informed decisions. With a calm, data-driven approach and strong negotiation expertise, Andi focuses on protecting equity, reducing stress, and guiding sellers through the process with clarity and care. 📍 Serving Bellingham and all of Whatcom County 📞 Call or text: 360 • 734 • 6479 📧 Email: andi [at] andidyer [dot] com If fear of making the wrong move is what’s holding you back, starting with clarity often helps: 👉 Start with a low-pressure home value and seller planning tool here: https://www.andidyerrealestate.com/seller/valuation/ Zillow: https://www.zillow.com/profile/AndiDyer Re a ltor.com: https://www.realtor.com/realestateagents/andi-dyer Homes.com: https://www.homes.com/real-estate-agents/andi-dyer Google Business Profile: https://g.page/andi-dyer-real-estate Facebook: https://www.facebook.com/AndiDyerRealEstate Instagram: https://www.instagram.com/andi.dyer
“I’m not ready” is one of the most common things sellers say. It’s also one of the least specific. Often, it doesn’t mean a lack of desire to sell. It means something else hasn’t been resolved yet. Understanding what “not ready” really points to can help sellers move forward without feeling rushed. The difference between readiness and clarity Readiness implies action. Clarity comes first. Many sellers aren’t lacking readiness. They’re lacking clarity about timing, finances, logistics, or emotional readiness for change. Until those pieces are understood, action feels premature. Common reasons sellers feel stuck Some sellers worry about where they’ll go next. Others worry about whether selling will actually simplify life or just exchange one set of problems for another. For longtime homeowners, there’s often an added layer of attachment to place, neighbors, and identity. None of these concerns are obstacles. They’re signals that planning needs to be more thoughtful, not faster. Why pressure backfires External pressure, from the market or from well-meaning friends, often makes sellers dig in rather than move forward. Pressure creates resistance. Clarity creates momentum. This is why the most productive conversations aren’t about convincing someone to sell. They’re about helping someone understand their options. How readiness tends to arrive Readiness usually shows up quietly, after enough questions have been answered. Sellers suddenly feel less reactive and more grounded. The decision stops feeling heavy. That shift rarely comes from waiting alone. It comes from information that removes uncertainty. How to Evaluate an Offer Beyond the Price When an offer arrives, most sellers look at the price first. That’s natural. But price alone rarely tells the full story of how strong an offer actually is. Some of the most stressful transactions happen when sellers accept the highest number without understanding the structure underneath it. Why price can be misleading A high price paired with fragile terms can be riskier than a slightly lower price with solid structure. Financing type, contingencies, timelines, and buyer flexibility all affect how likely the deal is to close cleanly. Price is a headline. Terms are the substance. What sellers should look at next After price, sellers should examine how the buyer is financing the purchase, how many contingencies exist, and how tight the timelines are. A well-qualified buyer with reasonable contingencies often represents a smoother path forward than an aggressive offer with multiple escape routes. The goal isn’t to eliminate risk entirely. It’s to choose which risks you’re comfortable carrying. Why certainty often has real value Certainty reduces stress. It also reduces the chance of renegotiation later. Sellers who prioritize certainty often find the process more predictable, even if the final number isn’t the absolute maximum possible. Predictability is undervalued until something goes wrong. How experience helps decode offers Understanding how offers typically play out over time matters more than reading them at face value. Some terms look harmless early on but become leverage points later. Others seem restrictive but rarely cause issues. This is where context and experience protect outcomes. A planning-forward reframe Instead of asking, “Which offer is highest?” ask: “Which offer gives me the best balance of value, certainty, and control?” That question leads to calmer decisions and cleaner closings. ABOUT THE AUTHOR Andi Dyer is a Bellingham-based real estate broker with RE/MAX Whatcom County, specializing in helping longtime homeowners and sellers make confident, well-informed decisions. With a calm, data-driven approach and strong negotiation expertise, Andi focuses on protecting equity, reducing stress, and guiding sellers through the process with clarity and care. 📍 Serving Bellingham and all of Whatcom County 📞 Call or text: 360 • 734 • 6479 📧 Email: andi [at] andidyer [dot] com If you want help evaluating offers with more than just the price in mind, start here: 👉 Start with a low-pressure home value and seller planning tool here: https://www.andidyerrealestate.com/seller/valuation/ Zillow: https://www.zillow.com/profile/AndiDyer Realtor.com: https://www.realtor.com/realestateagents/andi-dyer Homes.com: https://www.homes.com/real-estate-agents/andi-dyer Google Business Profile: https://g.page/andi-dyer-real-estate Facebook: https://www.facebook.com/AndiDyerRealEstate Instagram: https://www.instagram.com/andi.dyer
This is a question many sellers don’t ask out loud, but it quietly shapes everything else. People often focus on market timing, interest rates, or pricing strategy, when the real hesitation lives somewhere else entirely. You might be financially ready. You might even be logically ready. But emotional readiness is different, and ignoring it can make an otherwise solid plan feel exhausting or rushed. Why this question is harder than it sounds Selling a home isn’t just a transaction. It’s a transition. Even when the move is positive, it often involves letting go of routines, memories, and a sense of identity tied to a place. That’s why some sellers feel unsettled even when the numbers work. They may second-guess decisions, feel defensive about feedback, or rush to resolve uncertainty just to “get it over with.” Those reactions aren’t signs that you shouldn’t sell. They’re signs that the emotional side of the decision hasn’t had time to catch up with the practical side. Emotional readiness doesn’t mean feeling certain A common misconception is that being ready means feeling confident and decisive all the time. In reality, many sellers feel a mix of relief, sadness, excitement, and doubt all at once. Emotional readiness is less about certainty and more about capacity. It’s about whether you feel able to engage in the process without it consuming you. Questions that often signal readiness include: Can I hear buyer feedback without taking it personally? Am I open to adjusting plans if new information comes in? Do I feel rushed by external pressure, or supported by my own timeline? You don’t need perfect answers. You just need awareness. Why timing without readiness creates friction When sellers move forward before they’re emotionally ready, small issues tend to feel big. A slow week of showings can trigger anxiety. An inspection report can feel like a judgment. A negotiation can feel confrontational instead of procedural. None of this means the sale is wrong. It means the pace may be off. Slowing down earlier often prevents stress later. What readiness can look like in practice Emotionally ready sellers don’t necessarily feel detached. They feel grounded. They can hold both attachment to the home and curiosity about what comes next. They’re more likely to approach decisions as choices rather than ultimatums. That mindset creates flexibility, which tends to lead to better outcomes. A planning-forward reframe Instead of asking, “Am I ready to sell?” a gentler question is: “What would help me feel steadier before I start?” Sometimes the answer is time. Sometimes it’s information. Sometimes it’s simply knowing you’re not locked into a decision the moment you ask questions. That awareness alone can make the process feel far more manageable. ABOUT THE AUTHOR Andi Dyer is a Bellingham-based real estate broker with RE/MAX Whatcom County, specializing in helping longtime homeowners and sellers make confident, well-informed decisions. With a calm, data-driven approach and strong negotiation expertise, Andi focuses on protecting equity, reducing stress, and guiding sellers through the process with clarity and care. 📍 Serving Bellingham and all of Whatcom County 📞 Call or text: 360 • 734 • 6479 📧 Email: andi [at] andidyer [dot] com If you’re thinking about selling but want space to explore the idea without pressure, start here: 👉 Start with a low-pressure home value and seller planning tool here: https://www.andidyerrealestate.com/seller/valuation/ Zillow: https://www.zillow.com/profile/AndiDyer Rea l tor.com: https://www.realtor.com/realestateagents/andi-dyer Homes.com: https://www.homes.com/real-estate-agents/andi-dyer Google Business Profile: https://g.page/andi-dyer-real-estate Facebook: https://www.facebook.com/AndiDyerRealEstate Instagram: https://www.instagram.com/andi.dyer
Many sellers imagine downsizing as a straightforward process. Decide to move. Sort belongings. Sell the house. Buy something smaller. Done. In reality, downsizing almost never unfolds in a straight line. It loops, pauses, speeds up, and slows down again. That unpredictability is normal. Why expectations don’t match reality Downsizing combines practical decisions with emotional ones. You’re not just choosing a smaller home. You’re deciding what to keep, what to release, and what version of life you’re stepping into next. Those decisions don’t happen all at once. They surface in waves. How emotional processing affects momentum Some weeks, sellers feel energized and decisive. Other weeks, they feel stuck or sentimental. This fluctuation can feel frustrating if you expect steady progress. In reality, emotional processing often moves ahead of logistical readiness. Giving yourself permission to pause prevents burnout. Why comparison can slow things down Comparing your downsizing journey to someone else’s can create unnecessary pressure. Everyone’s timeline, family structure, health, and priorities are different. What looks “fast” from the outside may have involved years of internal preparation. How to keep moving without forcing it The goal isn’t constant action. It’s forward motion that feels sustainable. Small steps matter. One room. One category. One conversation. Momentum builds when decisions feel respectful, not rushed. A planning-forward reframe Instead of asking, “Why isn’t this moving faster?” try asking: “What part of this process needs more time right now?” Listening to that answer often keeps the whole process healthier. ABOUT THE AUTHOR Andi Dyer is a Bellingham-based real estate broker with RE/MAX Whatcom County, specializing in helping longtime homeowners and sellers make confident, well-informed decisions. With a calm, data-driven approach and strong negotiation expertise, Andi focuses on protecting equity, reducing stress, and guiding sellers through the process with clarity and care. 📍 Serving Bellingham and all of Whatcom County 📞 Call or text: 360 • 734 • 6479 📧 Email: andi [at] andidyer [dot] com If downsizing feels slower or more emotional than expected, planning support can help: 👉 Start with a low-pressure home value and seller planning tool here: https://www.andidyerrealestate.com/seller/valuation/ Zillow: https://www.zillow.com/profile/AndiDyer Realtor.com: https://www.realtor.com/realestateagents/andi-dyer Homes.com: https://www.homes.com/real-estate-agents/andi-dyer Google Business Profile: https://g.page/andi-dyer-real-estate Facebook: https://www.facebook.com/AndiDyerRealEstate Instagram: https://www.instagram.com/andi.dyer
