If you've been thinking about buying or selling a home you might have some questions. One that often seems to take a backseat, at least until it takes you by surprise, is inspections. They seem to come out of nowhere. First, you're prepping your home for sale. Then it's on the market. And then suddenly it's under contract and the speed of progression goes from zero to sixty real quickly! In this article, I'm going to address what inspections are needed. When are they done? Who pays for them? Are repairs required?  Inspections are done during the Option Period. This is a time frame negotiated in the contract. During which, the buyer has the unrestricted right to terminate the contract. It's usually a 5-10 day period. The shorter the better for the seller. During this option period, buyers order inspections at their own cost. The needed inspections depend on the loan type and the systems present in the home. There's the standard Structural & Mechanical inspection. Other inspections that may be needed: Pool & Spa, On-site Sewer, if a septic is present, a Wood Destroying Insect report is required on government loans but not conventional. And there's a laundry list of others. The inspector's job is to identify any problems, potential problems, code issues, and so on. It's usually a laundry list of high, medium, and low-priority items. Sometimes it seems like inspectors feel the need to justify their existence. But it is their job to point it all out. We recommend our buyer clients focus on health and safety issues first and limit their requests to high-priority items. Of course, you've got to throw in one or two that aren't deal breakers so there's something to negotiate. But that's a trade secret, not all agents have our experience and expertise.  Over my 20+ years as a listing agent, I've seen many different approaches. Some buyers take a shotgun approach and ask for everything, and some ask for nothing. It's almost always somewhere in the middle.  To answer the question, do you have to do repairs? The answer is NO! There is no requirement to do any repairs that were not agreed upon at the time the contract was executed.  If you choose to do no repairs, you do take the chance of the buyer exercising their right to terminate. Then you're back at square one. It's important to plan for some repairs, especially if the buyer is using a government loan. There is much psychology involved in a real estate transaction. Making a buyer feel like they've gotten a small win can hold a deal together. Stone-walling can tear a deal apart. It's my goal to create a harmonious transaction. Ideally, a Win/Win situation for all makes for a successful closing, and isn't that the goal? As your agent, I'll review the requested repairs and discuss what's reasonable. If it's health and safety related, let's try to take care of it. If it's something that could be covered under a home warranty, let's consider that route too. There is always more than one way to skin a cat! And everything is negotiable. I learn something new during each transaction so I've got quite a few lessons under my belt. I'm happy to put that experience to work for you! We're here to guide you through the sale of one of the largest investments of your lifetime. We take that responsibility seriously and work hard to make sure you're comfortable and well-prepared along the way. If you're thinking about selling soon, we're here to help. Download our 15-Step Home Selling Checklist

I’ve got some exciting news for first-time home buyers The Down-payment Toward Equity Act is a proposed bill before Congress as of February 2024.📰 It's an exciting program offering a $25,000 grant. These funds can be used for down payment, closing costs, or interest-rate buy-down.💰 As with most, down-payment programs, it does have a few eligibility requirements. Buyers must be: 1️⃣ First-time home buyer 🏠 Primary residence  🏛 Use a government-backed mortgage  🛐 Low or moderate income But this program has an interesting twist….🌀 Buyers must be first-generation homeowners. Meaning their parents can't have owned a home in the previous 36 months. There is a loophole, if the buyer has ever lived in foster care this rule won't apply. It's a government program geared toward closing the gap in economic inequity. I am a HUGE proponent of homeownership! It is the #1 ☝️ way to build wealth in America and every little bit helps. Let's hope this bill passes soon and helps many achieve the dream of home ownership! If you're dreaming of your own home, I'd love to hear your story! Download our 14-step Home Buyer's Checklist booklet. Just click here

Located in the heart of Texas, Athens is a charming city surrounded by breathtaking natural beauty. One of the biggest draws of this area is the abundance of stunning lakes that offer a wide range of recreational activities. If you're someone who enjoys a lakeside lifestyle, then Athens, Texas is the place for you. Let's explore some of the incredible lakes in and around Athens.Cedar Creek Lake is one of the most popular lakes in the region, offering over 32,000 acres of water to explore. Known for its crystal clear waters, this lake is a haven for fishing enthusiasts. Anglers can expect to catch a variety of fish, including largemouth bass, catfish, and crappie. Cedar Creek Lake is also perfect for boating, water skiing, and jet skiing, making it a paradise for thrill-seekers.Athens Lake, situated right within the city, offers a peaceful and serene environment for residents and visitors alike. This picturesque lake is famous for its pleasant walking trails that surround the water, making it the ideal spot for a leisurely stroll or a picnic with loved ones. If you're a nature lover, you'll be delighted by the diverse wildlife that calls Athens Lake home.Richland Chambers Lake, located just a short drive from Athens, is the third-largest inland lake in Texas. Spanning over 41,000 acres, this lake offers endless opportunities for outdoor recreation. Fishing enthusiasts will be thrilled to know that Richland Chambers Lake is known for its abundance of white and hybrid striped bass. Boating, kayaking, and sailing are also popular activities on this expansive lake.Lake Palestine, also a short drive from Athens, is another gem that draws in outdoor enthusiasts. With over 25,000 acres of water surface, this lake is perfect for boating and water sports. Fishing enthusiasts will find an array of fish species here, including largemouth bass, catfish, and crappie. Lake Palestine is also surrounded by beautiful parks and marinas, making it an excellent spot for a family outing or a weekend getaway.Living near these incredible lakes provides residents with a unique and fulfilling lifestyle. Imagine waking up to stunning lake views every morning, enjoying a swim on a hot summer day, or simply unwinding by the water's edge. Whether you're a fishing enthusiast, a boating lover, or simply someone who appreciates the tranquility of nature, the area lakes around Athens, Texas offer something for everyone.In conclusion, Athens, Texas is a haven for those seeking a lakeside lifestyle. With lakes like Cedar Creek, Athens Lake, Richland Chambers, and Lake Palestine just a stone's throw away, residents have access to a wide range of recreational activities. So, if you're dreaming of living by the water, Athens, Texas might just be the perfect place for you.