Inspections & Appraisals

The Process

Initial Agreement and Deposit

A real estate agreement is a legal commitment between buyer and seller, and getting it right matters. A few things we always keep top of mind:

• Everything gets documented. Verbal agreements, counter-offers, addendums — all of it. We draft the paperwork and make sure every party has a copy, so there's never a question about what was agreed to.
• Timelines matter. Every stage of closing runs on a schedule, and we keep both sides accountable to it from start to finish.

The Closing Agent

Once the contract is signed and your deposit is down, a title company or attorney steps in as the closing agent. This neutral third party holds and distributes all funds tied to the transaction and confirms the title is clear of any encumbrances before closing day. No contingency gets waived and no closing happens until every condition in the Purchase Agreement has been satisfied. We make sure of it.

How to Hold Title

How you hold title affects everything from taxes to financing to how ownership transfers down the road. This isn't a decision to make lightly, and it's not one we make for you. We'll connect you with trusted local attorneys and tax advisors who can walk you through the pros and cons so you land on the option that actually fits your investment goals.

As part of your Purchase Agreement contingencies, a licensed property inspector will walk the home within the agreed-upon timeframe to flag any issues before they become your problem. For specialized concerns — roofing, plumbing, foundation — we recommend bringing in a specialist. Commercial properties often require an environmental audit or soil test to satisfy the lender. If an inspection turns up something not already accounted for in the agreement, that's your opening to renegotiate terms before moving forward. Once you're satisfied, contingencies come off and the deal moves ahead.

Appraisals and Lending

Stay close to your lender throughout this process — new documentation requests can come fast. If financing is part of your Purchase Agreement, a licensed third-party appraiser will confirm your investment matches the property's actual value, weighing everything from square footage to operating income to building costs. Two weeks out from closing, check in with your lender directly to confirm your loan is on track. No surprises at the finish line.

Association Approval

Some properties require sign-off from an association before the sale can close. If that applies to you, request every rule, regulation, and required document from the seller up front, and build the approval timeline into your Purchase Agreement. Once approved, we make sure the original approval letter reaches your closing agent so it gets properly recorded with the deed at closing.

Property Insurance

Basic property insurance covers you against fire, theft, and certain weather damage. Most states don't require it, but nearly every mortgage lender does. If you're moving in, you'll need homeowners insurance. If this is a rental investment, landlord insurance is the right call. Either way, protecting the property from day one protects the investment you've worked to make.