Seller Resources

---

Your Charles Rutenberg agent is a great source of advice on specifics for your home preparations so that your house is positioned competitively in the market. Preparations will likely include two phases. During phase one, before photos are taken and before the first showing, you should:

• Clean deeply.
• Paint some or all of your house.
• Do minor repairs such as caulking tubs and windows.
• Make major repairs – if needed and in your budget, such as replacing your counters or appliances.
• Stage your furniture to showcase your home’s best features.
• Remove personal items such as family photos.
• Declutter every surface and storage space.
• Reorganize your closets and pack excess items.
• Eliminate odors by cleaning the fireplace or pulling out musty rugs.
• Add a color scheme with rugs or pillows if needed to warm up your home.
• Upgrade your lighting or light bulbs to make your rooms brighter.
• Spruce up the landscaping.
• Power-wash your decks and sidewalks if needed.

Three important things you can do to help get your house sold are:

• Leave when your house is being shown. Buyers prefer to look at homes when they can move around freely and the owners aren’t there.
• Make your house as available as possible. While it may be inconvenient to show your home at dinnertime or on weekends, buyers who can’t see a property when they’re eager may cross it off their list.
• Listen to any feedback from buyers or agents about ways you can make your home more appealing.

When you receive an offer to buy your home, you and your Charles Rutenberg agent should review it and consider whether you want to accept it. Whether you have one offer or several, you and your agent will look at:

• The amount offered
• Whether the buyer has included or waived contingencies
• Where the funds are coming from, such as all-cash, a reputable local lender, a well-known online lender, or an unknown out-of-town lender
• The proposed closing date and date of possession of the house to see if it aligns with your needs
• Any special requests for items to convey or for special inspections

If you receive multiple offers, your  Charles Rutenberg agent can advise you on one of these options:

• Accept the best offer. If one offer stands out above the rest, you can accept that one right away. But be careful not to be swayed by a high offer if the financing seems uncertain or if the buyer hasn’t explained a plan for a possible low appraisal.
• Counter all the offers to get a better price and terms. You can ask all potential buyers to give you their best offer by a certain deadline.
• Counter one offer that’s close to what you want. If you like one offer but think the buyers could do a little better, you can send them a counteroffer to see if they’ll accept it.

A home inspector will complete a thorough inspection of your house with an intense check list of items to be inspected and tested. They will generate a written report for the Buyers that identifies potential problems and future maintenance issues.  Buyers can use the inspection report to decide to rescind their offer if a major issue is uncovered or they can request that repairs are to be completed before closing, if the contract is contingent on a satisfactory report. 

The inspector will check:

• Structural conditions such as the foundation, beams and floors
• Roof condition
• Mechanical systems such as heat and air conditioning
• Appliances – to make sure they’re working
• Plumbing – for leaks, rust and water pressure
• Electrical systems such as grounded outlets and code violations
• Safety issues such as stairs, handrails, mold or chimney maintenance

Before the home inspector arrives, you should:

• Clean your house.
• Remove or crate your pets.
• Make sure all your light bulbs work.
• Empty your washing machine, dryer, oven, and dishwasher – in case they are inspected.
• Make sure everything is accessible, including your attic, a crawlspace, your garage and any sheds.
• Leave a note if anything doesn’t work and explain that you’re getting it fixed.
• Provide documents about maintenance and repairs.
• Leave your cell phone number for the inspector.
• Leave the house.

Once the inspection report has been generated, you and your Charles Rutenberg agent can discuss how to handle any possible issues the buyers mention. You can negotiate with the buyers, decide to fix an item, provide money for the buyers to fix it themselves or provide documentation that the problem has already been addressed. Your Charles Rutenberg agent can help you handle any inspection issues. 

An appraisal is an objective valuation of your property that serves as a safeguard for the buyer and the buyer’s lender. While the buyer pays for an appraisal, the appraiser actually works for the lender. While an appraiser may look at some of the same things as a home inspector, the result is an appraised value of your property rather than a condition report. 

Appraisers use as many measurable pieces of data available to provide an accurate value of your property, including:

• Comparable properties in your area that are of similar size, age and condition
• The condition of your home’s systems and structure
• The square feet of your property
• The number of bedrooms and bathrooms
• Your location
• The quality of your flooring, plumbing and electrical systems
• Appraisers also include research about other properties and neighborhood values, as well as an in-person visit for their evaluation of your home. 

Preparing for an appraisal is similar to prepping for an inspection. You should:

• Provide a list of all major improvements to the home and the age and condition of your roof, heating and air conditioning system, and appliances.
• Provide any permits required for home improvements.
• Clean your house.
• Provide full access to all rooms and spaces, including the garage, sheds, attic and crawlspace
• Remove or crate your pets.
• Leave the house, or at least stay out of the appraiser’s way.

An appraisal could require a renegotiation if the property value comes in lower than the sales price. The appraised value dictates the maximum amount the lender will allow the buyers to borrow, minus their down payment. Depending on how the contract was written, if the appraisal is low, you can:

• Ask the buyer to come up with extra cash to make up the difference between the loan amount and the purchase price.
• Reduce your price to the appraised value.
• Split the difference with the buyer.
• Cancel the contract.

Before the closing day, you’ll need to:

• Take care of repairs required by the contract.
• Keep all receipts and invoices and before-and-after photos of repairs.
• Gather all appliance manuals and warranties for your buyers.
• Hire a mover.
• Cancel all utilities for the day after you move.
• Cancel all utilities for the day after you move.
• Change your address.
• Review all settlement documents, especially the settlement statement.
• Check the property survey to be sure it’s correct.
• Clean the house.
• Prepare for the buyers’ final walk-through

Sellers may or may not attend the closing, so you should consult your KW agent and the settlement company to decide what’s best. You can sign all documents before the official closing. Sellers’ expenses, which are deducted from the proceeds of the sale, include:

• Final balance on your mortgage
• Real estate commissions
• Prorated property taxes, utility bills, homeowner’s insurance, and homeowners association dues

After the closing, you’ll:

• Receive the proceeds from the sale, usually by wire transfer.
• Cancel your homeowner’s insurance “post-close” – to make sure you’re covered on that day.
• Save your closing documents and home improvement records for taxes.

Stay in touch and don't forget to refer your favorite Charles Rutenberg agent to all your friends and family!