Escrow Inspections & Appraisals

Navigating Inspections and Appraisals as a Seller

Accepting an offer is an important milestone, but there are still several steps between an accepted offer and the closing table. Inspections, appraisal, title work, lender requirements, and other transaction details need to be handled carefully, and problems discovered during this stage can affect the timeline or terms of the sale. My role is to keep you informed, coordinate with the parties involved, and help you make practical decisions when questions arise.

The Home Inspection

A buyer will typically arrange a home inspection within the timeframe established by the purchase agreement. The inspection can cover major components of the property, including the roof, structure, electrical system, plumbing, HVAC, windows, foundation, and other visible conditions. The resulting report may contain numerous observations, and it is important to understand that not every observation represents a major defect or requires a seller concession. The significance of a finding depends on its condition, severity, age, context, and potential cost.

How My Construction Background Helps You Here

As a licensed general contractor and master carpenter, I can bring practical construction knowledge to the conversation when inspection questions arise. I can help you understand the difference between normal aging, routine maintenance, cosmetic conditions, and issues that may deserve greater attention. That perspective can be particularly useful with older homes throughout Wellesley, Weston, Newton, Brookline, and the surrounding MetroWest area, where properties can vary significantly in age, construction, systems, and previous renovations. When repair requests come in, we can evaluate them based on the actual condition of the property and the terms of the transaction. If something needs to be addressed, I can help you think through the most practical response. If a request appears disproportionate to the issue, I can help you understand the technical and negotiating considerations before you respond.

Common Inspection Findings in MetroWest Homes

Older and newer homes can each present different inspection questions, but certain conditions are worth understanding before they become surprises. Electrical systems. Older electrical panels and wiring can raise safety or insurance questions depending on the specific equipment and property. The appropriate response depends on the actual condition rather than simply the age of the system. Basement moisture. Moisture concerns are common in New England homes, but there is an important distinction between seasonal dampness and evidence of a more significant drainage or water intrusion problem. Aging HVAC systems. An older system that has been maintained and is operating properly is not necessarily equivalent to one showing signs of failure. Condition and performance matter alongside age. Roof wear. Granule loss, flashing conditions, chimney components, and other signs of wear can affect how buyers evaluate a property. Understanding the remaining useful life can help put those observations into perspective.

The Appraisal

When a buyer is obtaining financing, the lender will typically order an appraisal to evaluate the property’s value in relation to the loan. Because the appraiser is working independently, the appraised value does not always match the purchase price. If an appraisal comes in below the agreed price, the parties may have several options depending on the contract and circumstances. Those can include renegotiating the price, having the buyer contribute additional funds, challenging the appraisal when appropriate, or reconsidering the transaction. The best time to think about appraisal risk is before an issue occurs. I will help you understand the factors that can affect the valuation and discuss the available options if the appraisal does not come in where expected.

Title and Closing Preparation

While inspections and appraisal work are underway, the closing attorney or other appropriate professionals will handle title-related work and prepare the transaction for closing. Questions involving ownership, liens, permits, easements, or other property records can sometimes surface during this process. My construction background can be useful when questions involve previous work on the property, permits, contractors, or construction-related documentation. I will coordinate with the appropriate professionals and help keep the process moving when an issue requires attention.

Keeping the Deal on Track

This part of the transaction involves many deadlines and several people working behind the scenes. Inspection negotiations, appraisal, financing, title work, attorney coordination, and closing preparation all need to progress within the agreed timeline. You should know where things stand and what needs to happen next. I will stay in communication with you and the other parties throughout this stage so that potential problems can be addressed rather than allowed to linger. If you have questions about an upcoming inspection, appraisal, or closing milestone, call 617.721.8384.