Escrow Inspections & appraisals

Once your home is under contract, we enter the escrow phase, which includes inspections, appraisals, and a few important steps to keep us on track toward closing. Here’s what to expect:

• Home Inspections

Most buyers will schedule a licensed home inspector to evaluate the property. This typically happens within the timeframe outlined in the purchase agreement. I commonly see buyers start with:

• General Home Inspection
• Sewer Scope

The buyers agent will be present with them at the scheduled inspection times, which will be sent to you for approval. Based on those results, they may request additional inspections (roof, HVAC, foundation, etc.). This process helps buyers understand the home’s condition.

What happens after inspections?
• If everything looks good, the buyer will move forward, and we clear that contingency.
• If issues come up, the buyer might request repairs, credits, or a price adjustment. This is where I step in to negotiate on your behalf and ensure we’re protecting your bottom line.

• Appraisal Process

If the buyer is financing the purchase, the lender will typically order an appraisal to confirm the home’s value. A licensed appraiser will compare your home to recent sales in the area to ensure the loan amount is justified.

• If the appraisal meets or exceeds the purchase price: We’re good to go!
• If it comes in low: I’ll guide you through the next steps, which could involve renegotiation, challenging the appraisal, or the buyer covering the difference.

Contingencies Explained

A contingency is a condition that must be met for the sale to move forward. Common contingencies include:

• Inspection Contingency: Allows the buyer to back out or renegotiate if significant issues are found.
• Appraisal Contingency: Protects the buyer if the home appraises below the purchase price.
• Financing Contingency: Gives the buyer time to secure final loan approval.

If a contingency isn’t met, the buyer can typically walk away with their earnest money deposit (EMD) refunded. However, once contingencies are cleared, the EMD is at risk if the buyer backs out without a valid reason.

• The Role of the Title Company

In Michigan, we work with title companies to handle the closing process. The title company will:

• Conduct a title search to ensure there are no legal issues with ownership
• Issue title insurance to protect both the buyer and lender

• How I Help You Through This Process

Negotiating inspection items, navigating appraisal issues, and managing contingencies can be stressful—that’s where I come in. I’ll:

• Keep you updated every step of the way
• Offer guidance on when to push back and when to compromise
• Handle negotiations to protect your interests

This part of the process can feel overwhelming, but you’re not in it alone—I’ve got you covered from start to finish.