WHO YOU HIRE DETERMINES YOUR SUCCESS— CHOOSE WISELY
Hiring the right real estate advisor is crucial to the success of your real estate transaction. While relying on referrals from friends and family can be helpful, it’s important to thoroughly vet potential advisors. Remember you are hiring them to do a job, and do it well, so it’s important to do your due diligence before making a decision. A thorough understanding of current market trends, intrinsic local knowledge, and sharp negotiation skills are essential in a professional real estate advisor.
AS YOUR PREFERRED SEVEN GABLES ADVISOR, I PROMISE
TO:
• Evaluate SG Certified to determine its suitability for your property
• Discuss essential preparations to maximize your home’s value
• Connect you with reliable resources for home-related services, if needed
• Advise you on setting an optimal list price
• Market and brand your home comprehensively across all channels
• Provide feedback from all showings and open houses
• Keep you updated on market changes that could impact your sale
• Present and evaluate each offer promptly
• Negotiate the highest possible price and best terms on your behalf
• Ensure all required documents are signed, sealed, and delivered by closing day
• Assist in arranging a moving company or relocation agent, if needed
• Celebrate your success with you!
When you are confident you have found the one - someone you connect with personally and who has professional expertise and a proven track record—it’s time to team up!
IDENTIFY ISSUES EARLY
GIVE BUYERS CONFIDENCE IN THEIR CHOICE.
The pre-sale home inspection is one of the most crucial steps in the home-buying process, as it ensures the house is free of major issues and understanding the condition of a home gives buyers peace of mind about their decision. If the inspection reveals problems, you, as the seller, can address and plan for necessary repairs, reducing the likelihood of buyers withdrawing from the purchase agreement.
The two main inspections performed on a property are the Home Inspection (also known as the “Physical Inspection”) and the Pest Inspection (also known as the “Termite Inspection”).
Home Inspection: This inspection provides an unbiased assessment of the structural and mechanical integrity of the home. The inspector will identify any existing or potential problem areas and evaluate the condition of the foundation, basement, roof, windows, doors, walls, ceilings, floors, plumbing, electrical, heating, and cooling systems. When possible, the inspector may also offer solutions for any issues discovered.
Pest Inspection: This inspection thoroughly examines the property for any signs of termite activity, dry rot damage, or moisture conditions that could promote wooddestroying organisms or termites. The pest inspector will check the exterior of the home, including all trim, siding, and roof eaves. They will also conduct a full interior inspection, focusing on areas prone to water leaks such as bathrooms, kitchens, and laundry areas, as well as inspecting the attic if applicable.
Other Inspections
Pool Inspection
Roof Inspection
Fireplace Inspection
HVAC Inspection
Mold Inspection
Lead Paint
Plumbing
Square Footage
Structural
Easements/Encroachments
Foundation/Slab
Lot Size
Boundaries
Sewer
Septic System
Soil Stability
Survey
Tree/Arborist
Well
Water Systems
and Components
Radon Gas
Formaldehyde
Asbestos
Methane Gas
Permits
Public Records
Zoning
Government Requirements
SELLER’S HOME WARRANTY
WE’VE GOT YOU COVERED.
An excellent way to make your home stand out in the marketplace is to list it with a seller’s home warranty. Buyers will be attracted to purchase a home with a home warranty, and it will give your home a competitive edge in the market.
EXAMPLES OF ITEMS COVERED BY THE WARRANTY:
• Attic and exhaust fans
• Built-in microwave
• Ceiling fans
• Central vacuum system
• Circulating pumps
• Dishwasher
• Electrical system
• Garage door openers
• Garbage disposal
• Heating
• Instant hot water dispenser
• Oven/range/cook-top
• Pest control services
• Plumbing stoppages
• Plumbing
• Pressure regulators
• Sump pumps
• Telephone wiring
• Toilet tanks and bowls
• Trash compactor
• Water heater
• Whirlpool bath motor and pump assemblies
coverage is for 6 months from the date of the Listing Agreement (*Agent may reinstate for another 6 months if listing has not yet sold.)
HOME STAGING
STAGING A HOUSE HELPS BUYERS IMAGINE THEMSELVES LIVING IN IT.
If you want to sell your home quickly, staging is a smart strategy as it allows you to showcase your home in its best light, helping prospective buyers envision themselves living there. This approach is especially effective in competitive markets, where home buyers increasingly expect to see staged homes both in person and online.
WHAT DOES STAGING A HOME MEAN?
Staging a home involves strategically arranging furnishings and decor to showcase the house in its best light. This may include refreshing your own belongings or renting furniture and decor temporarily. If you’re having trouble selling your home, staging can make a significant difference.
UNDERSTAND WHY YOU’RE STAGING
Staging is a valuable investment when selling your home. According to a National Association of Realtors (NAR) survey, 82 percent of buyers’ agents believe staging affects most buyers’ perception of a home, and more than 25% of buyers are willing to overlook property faults if a home is staged.
Plus, staging can help maximize the rate of return on the sale of your property. With an average investment of 1% of the sale price into staging, about 75% of sellers saw an ROI of 5% to 15% over asking price, according to data from the Real Estate Staging Association.
INVESTING IN REAL ESTATE STAGING
Partial Home Staging: In partial home staging, you handle decluttering and cleaning yourself, then bring in a professional stager to add the finishing touches. They will rearrange and reimagine your current furniture and decor to make the home more appealing to buyers. Alternatively, you can hire a stager for a walkthrough consultation, where they advise you on how to prepare your home for sale.
Full-Service Professional Home Staging: In a competitive real estate market, or if you lack the time or interest to stage your home yourself, consider hiring a full-service home stager. The cost varies based on the stager so consult your real estate advisor for a reputable and experienced resource. The fee generally includes both the stager’s services and the rental of furniture and accessories for a set period.
PROFESSIONAL PHOTOGRAPHY
A KEY COMPONENT OF SELLING YOUR HOME.
First impressions are everything; if home buyers aren’t captivated by the images they see online or in printed marketing materials, they are likely to move on. These images also shape their perception of a home before seeing it in person. Beautiful imagery evokes positive emotions, which are key triggers for buyers, so leverage this to your advantage.
THE DIFFERENCE OF A PROFESSIONAL PHOTOGRAPHER
Focus on Space & Composition: Professional photographers highlight the space and its flow, ensuring that buyers can visualize how the home’s features come together harmoniously.
Avoid Mistakes: Simple mistakes can significantly impact the appeal of a home. Professional photographers ensure doors are open, lights are turned on, and blinds or curtains are opened to maximize natural light. They avoid photographing unattractive areas like small, crowded laundry rooms or garages.
Proper Equipment & Techniques: Professionals use equipment and techniques to capture the home accurately, without making it look deceptively better. The aim is to present the home as it appears in person, avoiding disappointment and misrepresentation, during actual visits.
Attention to Detail: Professionals pay attention to details, such as scheduling shoots around weather conditions. They use apps to determine the angle of the sun throughout the day and schedule shoots when the sun illuminates the front of the house perfectly.
Drone Photography: Aerial photos taken from a drone provide a unique perspective, especially beneficial for properties on more than two acres of land or those with stunning views of the city or mountains.
Twilight Photography: Photos taken at sunset or sunrise capture the home in a beautiful light, adding an extra layer of appeal.
COMPREHENSIVE MARKETING STRATEGY
ATTRACT THE MOST SERIOUS, QUALIFIED BUYERS.
Strategically preparing and pricing your home is key to attracting serious, financially qualified buyers. Equally important is reaching the maximum number of potential buyers with your home listing.
In today’s digital world, home searching has become highly advanced. Buyers use apps to search by location, neighborhood, and various other specifics. Many can view virtual tours of potential homes to narrow down their search—all before connecting with a real estate agent. However, while the initial process starts online, buyers still rely on a real estate advisor to guide through the process—although now they enter it more educated than before.
To effectively market your property, it’s important to identify the most likely pool of buyers for a property like yours and design a multi-faceted marketing campaign blending sophisticated print collateral with strategic digital advertising for the most effective approach. Once launched, a professional advisor will know quickly what is working and what’s not and adjust the strategy accordingly.
SEVEN GABLES’ MARKETING STUDIO OFFERS A FULL SUITE OF PRINT, DIGITAL & VIDEO MARKETING
Premium Printed Materials
Virtual & Digital Advertising
Targeted Social Media Advertising
Video Filming & Editing Services
Custom Property Websites
Professional Graphic Design & Copywriting
Print Production & Mailing
Professional Photography
Full Motion Property Video
Aerial Photography & Videography
Twilight Photography
Broker Preview
Open Houses
And Much More!
HOME APPRAISAL
WHAT IS THE TRUE VALUE OF YOUR HOME?
The first thing to know and be prepared for is an appraisal may be a necessary part of selling or buying a home when a lender is involved. For lending purposes, a bank will loan money based on the appraised value, not necessarily the market value.
HOW APPRAISERS DETERMINE VALUE
An appraiser assesses the value by examining key aspects of the home, such as square footage and overall condition. Statistical data, like the number of bathrooms or bedrooms, and comparable properties in the area (comps) also significantly influence the appraisal. Lenders require this information to finance a loan.
WHEN DO YOU NEED AN APPRAISAL?
Typically, an appraisal is scheduled after a purchase agreement is signed and prices have been negotiated. If an appraisal comes back with a completely different figure, it may result in the transaction being canceled by a buyer, but there may be ways to address a low appraisal after consulting with your Seven Gables advisor. To avoid this, it’s best to get an accurate estimate of your home’s value from a qualified appraiser before listing it—that way there are no surprises.
APPRAISAL VS. INSPECTION
It’s important to distinguish between an appraisal and an inspection. An appraisal determines the monetary value of a home, while an inspection identifies any defects the house may have. Remember, no appraisal is final. If you receive a low appraisal, you have the right to dispute it. Your Seven Gables advisor can guide you through this process.
OFFERS OF COMPENSATION
TO THE BUYER’S AGENT
In August 2024, the National Association Realtors (NAR) settled a lawsuit that changed the way buyers work with their real estate advisor. Here’s how that affects you:
• Compensation from a seller’s agent offered to the buyer’s agent will no longer be on the MLS or part of the California Association of REALTORS® forms
• Buyers must now sign written representation agreements before touring a home. These CAR forms are referred to as a Buyer Representation and Broker Compensation agreement (BRBC) and a Property Showing and Representation Agreement (PSRA)
• Compensation between a buyer and their agent must be addressed in this written representation agreement
• You do not have to offer compensation to a Buyer’s agent to put your home in the MLS
WHY SHOULD YOU STILL CONSIDER COMPENSATING A BUYER’S AGENT?
• Increases the buyer pool for your home. Most buyers do not have the means to pay their agent and cover the funds needed to buy the home (i.e., down payment, closing costs, reserves needed to qualify for the loan, repairs/upgrades after close of escrow, etc.)
• Creates efficiency in the transaction. A buyer knows their agent will be compensated as negotiated in the purchase agreement
• Smoother transaction. Compensating a buyer’s agent allows buyers to be represented by qualified, experienced agents which makes for a smoother process for all parties
WHAT ARE THE OPTIONS FOR COMPENSATING A BUYER’S AGENT?
• You can indicate your willingness to consider compensation to the buyer’s agent at the time you review and respond to offers. This term will be negotiable like any other in the buyer’s offer.
• A buyer can pay their agent directly, with no compensation coming from you.
Talk your professional real estate advisor about the advantages and disadvantages of the different compensation options to better understand what will work best for you.
NEGOTIATIONS
YOUR ADVISOR WILL BE YOUR STRONGEST ALLY AND BEST RESOURCE FOR
SOLUTIONS
When a buyer makes an offer on your home, they will use a purchase agreement developed by the California Association of Realtors. This purchase agreement enables the buyer to make an offer at a specific purchase price, and include any terms and conditions, such as their initial deposit, contingencies and related time frames, close of escrow and possession.
The buyer’s agent will deliver the offer to your Seven Gables advisor, who will present it to you and you will carefully review the details of the offer with them. You can then accept the offer, reject it, or make a counteroffer, initiating negotiations. Successive counteroffers, with deadlines for responses and contingencies (e.g., home inspection, buyer securing financing), will be exchanged until either a mutually satisfactory agreement is reached or the negotiations collapse.
BASIC PRINCIPLES FOR SUCCESSFUL NEGOTIATION
Disclose Everything: Proactively disclose all known defects to buyers, going beyond legal requirements. Most states have property disclosure forms—use them.
Ask Questions: Offers may contain complicated terminology, including multiple addenda to address items such as possession and any additional contingencies.
Respond Quickly: When buyers make an offer, they are ready to buy. Moods can change, and buyers may experience remorse. Prompt responses are crucial to maintaining their interest.
Stay Calm & Patient: Keep communication civil and agreeable at all times.
Meet Halfway: For disagreements over small expenses, consider splitting the difference and maintaining a positive attitude.
Be Cautious with Contingencies: Once you have a buyer, your signed acceptance of their offer becomes a binding purchase agreement. Except for removing contingencies, this document forms the basis of the sale.
Rely on Your Real Estate Professional: Your Seven Gables advisor is responsible for representing your best interests throughout the process. Your success is their success.
SELLER ESCROW PROCESS
WHAT YOU CAN EXPECT.
A typical escrow can last anywhere from a couple weeks up to 60 days in California, all determined by the needs of the seller and buyer.
Escrow Opens: Once the buyer and seller agree to all the terms in the Purchase Agreement and any counter offers, the final signature signals the day of “acceptance,” and the start of the escrow process. The company contractually agreed upon to handle the escrow is contacted by the listing agent and escrow is officially opened that day, or the next business day.
CO-Detectors, Smoke Detectors & Water Heater Strapping: California law requires the following in order for the home to pass inspections/appraisal:
1. Carbon Monoxide (CO) detector installed on each floor of the home
2. Ensure all smoke detectors are installed and working on each floor and in each bedroom
3. Water heater is double-strapped and braced according to code
Disclosures: By contractual default, sellers have 7 days to provide all seller disclosures and county disclosures to the buyers after “acceptance.” All required disclosures will be provided by your advisor who will guide you so they are accurately completed.y.
HOA Fee: If the seller’s home is located in a development with a Homeowner’s Association (HOA), the seller will have an up-front HOA fee for escrow to order all HOA documents.
Escrow Company: It’s important you respond timely to any requests from the escrow company to ensure a smooth process. After opening escrow, the escrow officer will prepare the initial escrow instructions and related documents. These documents will include the “statement of information” and your loan information so the escrow company can request a “payoff demand” from your lender.
Investigations: The Purchase Agreement’s default time frame for a buyer to complete all investigations, including their inspections, is 17 days. Once inspections are scheduled, the seller is notified to prepare the home and leave, if desired. Sellers should maintain their home in “show-ready” condition throughout the inspection period to ensure the buyer continues to see the home as it was during the initial showing.
Appraisal: The buyer’s lender orders the appraisal, which takes place within the appraisal contingency period, typically 17 days. Your Seven Gables advisor will provide the appraiser with comparable sales and a list of amenities to support the home’s value. If the appraisal comes in lower than expected, your advisor will discuss your options.
Repair Request: After inspections and before removing the investigation contingency, the buyer may request repairs or a credit to cover repairs after escrow closes. This written request can be accepted, rejected, or negotiated by the seller. Common requests usually address health and safety issues, nonfunctioning items, and active termite infestations (Section 1).
CONTINGENCIES
Investigation Contingency: After reviewing all disclosures and reports, inspecting the property, and receiving the seller’s response to any repair requests, the buyer will “remove” all contingencies in writing. When buyers remove contingencies, a seller can rejoice in knowing they are one step closer to closing escrow.
Loan & Appraisal Contingency: When the buyer removes the loan and appraisal contingencies, the escrow is officially in the “home stretch.” If the buyer cancels escrow after removing all contingencies, the seller may be entitled to the buyer’s initial deposit—up to 3% of the purchase price—as recourse. It is uncommon for buyers to fall out of escrow at this stage, as their initial deposit is at risk.
Start on Repairs: Once all buyer contingencies are removed in writing, sellers can begin making the agreed-upon repairs. It’s important to save all repair receipts and provide copies to your advisor for proof of completion and to add to your file. Sellers should wait to start repairs until all contingencies are removed to avoid unnecessary expenses if the escrow is canceled.
CLOSING ESCROW
Signing Escrow Papers: During escrow, the seller will sign all necessary paperwork to prepare for the close of escrow, including escrow instructions and notarizing the grant deed. The seller will communicate directly with their escrow officer and provide bank wiring information to receive their net proceeds via wire transfer.
Buyer’s Final Walk-Through/Verification of Property Condition: A few days before the close of escrow, buyers typically conduct a final walk-through of the home to ensure it is in the same condition as on the date of acceptance of the Purchase Agreement and to verify that all agreed-upon repairs have been completed.
Escrow Closes: Escrow officially closes when the county records the deed, transferring the property title to the new homeowner. Your Seven Gables advisor will inform you when this is official.
Vacating & Transferring Possession: According to the contract, sellers must vacate the property by the time the title transfer is recorded. Ensure all personal property and debris are removed from the home. Inform your Seven Gables advisor where you have placed all house, mailbox, and community facility keys, garage door openers, and any passcodes upon departure.
Seller’s Net Proceeds: The seller will receive their net proceeds from the sale within 1-2 business days after the closing date.
