Buying Steps 28-31: Navigating Inspection Negotiations

Andi Dyer • April 28, 2025

Step 28

Once you receive the Inspector’s report, we will both review it.


Most home repairs are negotiable. Be prepared to pick your battles: Minor issues, like a cracked switch plate or loose kitchen faucet, are easy and cheap to fix on your own. You don’t want to start nickel-and-diming the Seller. 


We are going to start with some background so we can make the best plan for you. Hey, I haven’t laid any real estate history on you yet, so this is important. I’m going to explain our NEW Standard Operating Procedure per our attorney for Washington REALTORS®.


“Historically, Buyer Brokers have drafted Buyer requests for repairs (Inspection Response Form 35R) by attaching a page or two from the Inspector’s report identifying a problem that Inspector noted and then instructing Seller to hire further investigation and correction of the issue. When a Seller agrees, Seller is then vested with full authority to select the expert who will conduct further investigations and determine needed corrections, if any. The result of this is that too often, Seller delivers by hiring a specialist who reaches conclusions that do not conform to Buyer’s expectations based on the urgency and crisis created in Buyer’s mind by discussions with Buyer’s Inspector. The reason inspection requests are drafted in this way is because real estate Brokers are not specialists with respect to the problem or the solution identified by Inspector. Since Brokers cannot diagnose the problem or the solution, their suggestion to Buyer is that Buyer surrender the issue to a specialist. That is appropriate. The problem is that our industry has fallen into the habit of surrendering Buyer’s inspection contingency to a Seller-selected specialist who naturally places immediate cost savings over long-term sustainability. That is the disconnect between Buyer expectations and Seller deliveries.


Rather than surrendering Buyer’s inspection contingency to Seller-selected specialists, Buyer Brokers should be assisting Buyers to consult a Buyer-selected specialist to determine the work and costs associated with the work, necessary to correct problems identified by Buyer’s Inspector. This means that during the inspection contingency, Buyers should be bringing contractors into Seller’s home who can diagnose problems identified by the Inspector and suggest repairs, along with associated costs, sufficient to resolve the problem for Buyer’s long-term use. Armed with knowledge provided by Buyer’s chosen specialist, Buyer can then negotiate either a price concession or Seller payment of Buyer closing costs in the amount of the repair so that Buyer ends up with that sum following closing and can hire the contractor to make the repair. In the alternative, Buyer can ask Seller, via Form 35R, to hire the identified contractor to make the repairs identified on the contractor’s bid. Either way, Broker is removed from the task of identifying the solution to a problem Buyer’s Inspector identified and Buyer is empowered to control the solution to the problem. Seller is equally advantaged by the ability to apply a purely economic analysis to the request Buyer makes, free from stressful calculations associated with finding a contractor they can hire to make a repair they may or may not agree is needed.


The nuts and bolts of the inspection contingency addendum (Form 35) make all of this background work possible although Brokers may need to develop their understanding of the form and shift the time periods associated with completion of the form. The initial inspection period (ten days by default) requires Buyer’s conformity to the Home Inspector statute. The statute allows Buyer to personally conduct an inspection or Buyer may hire a licensed, whole home Inspector only to conduct the inspection of Seller’s home. Additionally, during this period, Buyer may bring a licensed electrician, plumber and engineer into Seller’s home to inspect the electrical, plumbing and structural components of Seller’s home. Then, during the “Additional Inspections” period (five days by default) Buyer may bring a “specialist” into Seller’s home to diagnose problems and suggest solutions. During the Additional Inspections period, Buyer may, without additional Seller consent, bring contractors into Seller’s home to propose solutions to the problems identified by Buyer’s Inspector. Buyer must trigger the Additional Inspections period by timely claiming the additional time and providing the Inspector’s recommendation for additional investigation.”


MARKERS IN TIME


by Annie Fitzsimmons, Washington REALTORS® Legal Hotline Lawyer | Oct 10, 2019

 

It is in your best interest to get your own bids after the Inspection. Other options include:


  • If the Seller agrees to make all of your repair requests: He or she must provide you with invoices stating that the repairs were made. Then it’s full steam ahead toward the sale.


  • If the Seller responds to your repair requests with a counteroffer: He or she will state which repairs (or credits at closing) he or she is willing to make. The ball is in your court to either agree, counter the Seller’s counteroffer or terminate the transaction.


Remember to check in with yourself to see how you’re feeling about all of this. You will  find something objectionable in the home inspection report. You need to be realistic about how much repair work you’d be taking on. At this point in the sale, there’s a lot of pressure from all parties to move into the close. But if you don’t feel comfortable, speak up.


If you are still within the time frame for the inspection period you should be able to get out of your contract to purchase the property and be refunded your earnest money. This is the exact reason we have an inspection period and hire an Inspector. It’s also the reason you want to make sure you’re working with a great REALTOR®.


In order for you to get out of the contract due to a bad inspection, we will need to terminate the agreement and get your Earnest Money back. If all parties involved are being responsible and reasonable, this can hopefully happen quickly but plan that it could take up to a few weeks to get your earnest money back potentially.

 

The most important things to remember during the home inspection? Trust your Inspector, trust your gut, and lean on your agent — they likely have a lot of experience to support your decision-making.

That’s something to feel good about.

 

Questions? Contact us at andi@andidyer(dot)com or 360-734-6479.

Step 29

We get asked for recommendations on “the safest places to live in Whatcom County” all the time. By law we are not allowed to answer that question for several reasons:


  • It violates Federal Fair Housing standards which are meant to deter agents from steering Buyers into or out of certain areas.
  • My idea of safe might not be the same as your idea of safe. For example, are you worried about crime, natural disasters, clowns, or those adorable Girl Scouts selling cookies door to door and compromising your diet? “Safe” is subjective.


So, what do you do if you are new to the area and have questions about crime rates?

We recommend checking out the following websites as part of your investigations:


  • Bellingham Herald – Local Crime

https://www.bellinghamherald.com/news/local/crime/

  • City of Bellingham – Police Activity

https://cob.org/gov/dept/police/news-police/police-daily-activity

  • National Sex Offender Registry

https://www.nsopw.gov/

  • Neighborhood Scout

https://www.neighborhoodscout.com/

  • If you are looking at a home in the County, Ferndale or Lynden, etc. check their sources as well.


Drive around the area you’re thinking of living in both at night and during the day to see what it’s like. Visit the police station and talk to the police offers. They can answer any questions you have and give you, their perspective.

 

Questions? Contact us at andi@andidyer(dot)com or 360-734-6479.

Step 30

Can You Back Out of a Purchase & Sales Agreement?

We often get asked by Buyers if they can terminate a Purchase & Sales Agreement they’ve signed due to a change of heart or because they found a different house they like better. Here's what you need to know:


Step 1: Consult Your Attorney

Always consult your attorney for legal advice specific to your situation.


Step 2: Understanding the Agreement

  • If the Purchase & Sales Agreement has been executed (signed by both Buyers and Sellers), there are typically limited ways to back out.
  • In the state of Washington, there are often options during the Inspection Period.


Step 3: The Inspection Period

  • Once the Purchase & Sales Agreement is executed, there is typically an Inspection Period, usually lasting 5 to 10 days.
  • During this time, the home inspection takes place.\


Step 4: How to Back Out During the Inspection Period

  • Most agreements include a clause allowing the Buyer to back out if they are unhappy with something in the Inspection Report.
  • If you choose to terminate the agreement during this period, you can typically:
  • Request to cancel the agreement due to inspection issues.
  • Request a refund of your Earnest Money.
  • This must all happen before the Inspection Period ends.


Step 5: After the Inspection Period

  • Once the Inspection Period has ended, it becomes very difficult—if not impossible—to back out of the agreement and get your Earnest Money refunded.


Questions? Contact us at andi@andidyer(dot)com or 360-734-6479.

Step 31

If you’re buying a condo or moving into a planned community with a Homeowners Association, you need to review and approve or disapprove the documents/rules. For condos, these documents generally include the Declarations and Bylaws, the Rules and Regulations, the current year's budget, and the meeting minutes.

If you’re buying a single-family home, you will need to review the Covenants, Conditions, and Restrictions (CC & R’s), which address things such as pets, fences, parking, and garbage cans. 

The reason you need to review these documents is that when you buy a condo, you’re not just buying your particular unit, but you’re also buying into the building. You need to figure out if the building is stable and healthy financially speaking or if there could be potential problems, either with big upcoming maintenance issues or delinquent condo owners who aren’t paying their HOA fees, etc. It’s also essential to learn about the building’s rules, such as:


  • Are there pet restrictions (number of pets, breeds, weights, etc.)?
  • Are there any move-in fees?
  • Can you lease your unit and, if so, for how long?
  • Is more than 75% of the building renters? If so, there is a good chance your Mortgage Lender won’t approve the loan as a building with too many renters is a risky investment


When you buy into a single-family home with a Home Owner’s Association, there are going to be rules/regulations you need to abide by. How many dogs can you have? Can you build a fence? Does it need to go to a design review committee first? Can you run a business from your home? Can you park a Recreational Vehicle/boat in your driveway or road?


For all of the above reasons, we strongly urge you to read all documents thoroughly. Write down any questions or issues you’d like to know more about as we can ask for clarification or further documentation. Pay particular attention to the meeting minutes as this is often where you’ll learn what’s really going on in the building and any future plans for big-ticket repairs.


After you’ve read the condo documents, email me any questions you have and whether you feel comfortable going forward, want to cancel the Purchase & Sale Agreement, or would like additional information.

 

QUESTIONS TO ASK WHEN BUYING A CONDO

You’ve found the perfect condo now what? It’s important to ask the right questions to make sure the condo is going to qualify for a mortgage. So what are the right questions? That’s why we’re here to help! These are our top 10 questions to ask when buying a condo. Remember, you’re not just buying a condo, but you’re buying into a piece of the building, and the mortgage company needs to make sure both the condo and the building are in good condition, both physically and financially. So here are the top 10 questions you should ask the HOA or property management company when considering buying a condo:

1. “Are there issues?”
Take a look at the minutes from board meetings to see what the owners have been griping about. These documents can give you great insight into potential headaches you might encounter should you choose to live in the building. Lenders may ask for these as part of their loan-level review to ensure there are no major issues that could adversely impact the operation or marketability of the project.
 
 2. “Am I surrounded by Delinquents?”
Find out the 30-day delinquency rate of present owners in terms of paying their Homeowners Association fees. The maximum allowed by Fannie and Freddie is 15% of the total number of units. Federal Housing Administration loans allow 15% of the owners to be 60 days delinquent. Therefore, if more than 15% of the current owners are late on their Homeowners Association fees, you may have trouble getting a loan for a unit in that building.

3. “Is there a Rainy-Day Fund?”
Oftentimes, Lenders must review the homeowners’ association's current budget to determine that:

  • The budget is adequate (i.e., it includes allocations for line items pertinent to the type of condo
  • It provides for the funding of replacement reserves for capital expenditures (such as roof replacement) and deferred maintenance – at least 10% of the budgeted income should be put toward the reserves is a common amount.
  • It provides adequate funding for the building’s insurance deductible amounts


4. “Am I covered?”

 Does the association insurance include:

  • A $1M Commercial General Liability policy on a per-occurrence basis, and
  • Hazard Insurance with 100% Replacement Cost coverage and no coinsurance, and
  • A Fidelity Bond that protects the Homeowners Association against embezzlement or other loss of funds (21 and more units)?
  • Are the interior finishes of the unit covered by the Hazard Policy or will the buyer have to purchase a separate walls-in policy?
  • Speak to your Insurance Agent or ask us for a few recommendations.


5. “Lawsuits!”
Currently, mortgage loans in projects with any type of litigation are ineligible for delivery to Fannie Mae, Freddie Mac, and HUD. Litigation, however, can vary from having no impact on the project to having a major impact. In recognition of the various types of litigation and their potential impact on a project, the current policies related to litigation are as follows:

Any project (condo, co-op, or PUD) for which the homeowners’ association or co-op corporation is named as a party to pending litigation, or for which the project sponsor or developer is named as a party to pending litigation that relates to the safety, structural soundness, habitability, or functional use of the project is ineligible.

The following are defined to be minor matters and may be acceptable:
       a. the homeowners’ association is the plaintiff in an action to collect past due homeowner's association dues, or
       b. the homeowners’ association is named as the plaintiff in a foreclosure action, or
       c. the homeowners’ association is named as the defendant in litigation for which the claimed amount is known, the insurance carrier has agreed to provide the defense, and the amount is covered by the association’s insurance (Slip & Fall), or
       d. the homeowners’ association is named as a ‘Necessary Defendant’ in a mortgage foreclosure suit
       e. the homeowners’ association is named as a defendant in non-monetary litigation involving neighbor disputes or rights of quiet enjoyment.

6. “Are most of my neighbor's owners or tenants?”
Does the association have any restrictions on renting units? If yes, do those restrictions comprise a prohibited restraint on conveyance per the Fair Housing Act? Are first mortgages exempt from any Right of First Refusal or Leasing Restrictions? If not, the project may be non-warrantable. Generally, a good rule of thumb is that if more than 50% of the building is renters, you may have trouble getting a mortgage in that building.

7. “Who’s in charge?”
Is the project professionally managed or self-managed? Each type of management presents its own unique risks, with self-managed properties representing greater risk.
 
8. “Is there a monopoly?”
Per Fannie, and Freddie no single entity (including a person) may own more than 10% of the total units in the project. HUD now allows a single entity to own up to 50% of the units. For example, if you’re looking to buy a condo in a 3-flat building and 2 of the units are one person you probably won’t be able to get financing for the unit you’re interested in purchasing. Crazy right?

 

Condo finance laws & regulations change frequently. You will have tons of financial documents to review, seek legal counsel reviewing this if you are uncomfortable/unfamiliar with this.

 

Questions? Contact us at andi@andidyer(dot)com or 360-734-6479.

Why Some Sellers Feel More at Peace After Choosing a Plan — Even Before Acting

By Andi Dyer • February 24, 2026
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

How to Tell the Difference Between Caution and Avoidance When Deciding to Sell

By Andi Dyer • February 23, 2026
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

How to Stay Clear-Headed When Family Opinions Complicate a Home Sale

By Andi Dyer • February 22, 2026
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

How to Handle Conflicting Advice When Everyone Has an Opinion About Selling

By Andi Dyer • February 21, 2026
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

How to Stay Grounded When the Market Feels Uncertain

By Andi Dyer • February 20, 2026
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

Why Timing the Market Matters Less Than Timing Your Life 

By Andi Dyer • February 17, 2026
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

How to Think About Regret When Deciding Whether to Sell Your Home

By Andi Dyer • February 16, 2026
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

What Sellers Mean When They Say “I’m Not Ready” (and What They Usually Need Instead)

By Andi Dyer • February 15, 2026
“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

How to Know When You’re Emotionally Ready to Sell Your Bellingham Home

By Andi Dyer • February 14, 2026
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

Why Downsizing Rarely Feels Linear (and Why That’s Normal)

By Andi Dyer • February 13, 2026
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
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