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Tag: home buying process

  • What to Look for When Buying a House: Top Features and Red Flags to Consider

    The home search can be one of the most exciting and overwhelming stages of the homebuying process, especially for first-time homebuyers. From location and price to structural concerns and potential red flags, there’s a lot to consider. Understanding what to look for when buying a house can help you avoid costly surprises and choose a home that fits your needs.

    In this Redfin Real Estate article, we’ll highlight what to look for when buying a house so that you know what questions to ask as you begin the homebuying process. Whether you’re buying a home in Irvine, CA, or a house in Denver, CO, read on to find out the top features and red flags to consider along the way.

    1. Foundation and structure issues to look for when buying a house

    One of the most critical things to look for when buying a house is the condition of the foundation and structure. If it isn’t solid, even the most beautiful kitchen or spacious backyard won’t matter. Structural issues can affect everything from safety to resale value, and repairs can run into the tens of thousands of dollars. When touring a home, pay close attention to subtle signs of movement or water damage that could signal foundation trouble.

    What to look for:

    • Cracks in walls or floors: Hairline cracks are usually cosmetic, but wide, stair-step, or horizontal cracks may indicate serious issues.
    • Uneven floors: Drop a marble or small ball and see if it rolls across the room. Sloping floors often signal settling.
    • Doors and windows that don’t close properly: If they stick or won’t latch, the home may be shifting unevenly.
    • Water pooling around the foundation: Standing water near the base of the home suggests poor drainage, which can eventually lead to structural damage.

    2. Roof condition

    Another essential thing to look for when buying a house is the condition and age of the roof. A failing roof doesn’t just mean costly replacement – it can lead to leaks, mold growth, and damage to ceilings and walls inside the home. Since roofs are expensive to replace, it’s important to get a sense of their age and condition early in your search and know what to look for when buying a house.

    Buyer’s checklist:

    • Age of the roof: Asphalt shingles typically last 20–25 years. Tile, slate, and metal can last much longer but still need inspections.
    • Visible wear: Look for curling edges, missing shingles, or bald patches.
    • Signs of leaks: Check attic ceilings for water stains, damp insulation, or mold
    • Gutters and flashing: Rust, sagging gutters, or missing flashing can allow water to seep inside.

    Tip: Ask for maintenance or warranty records – some modern roofing systems come with transferable warranties that may save you thousands if replacement is needed.

    3. Plumbing issues to look for when buying a house

    Plumbing is one of those hidden systems buyers rarely notice until there’s a problem. Leaks, corrosion, and outdated pipes can lead to water damage and expensive repairs. Even during a short house viewing, there are ways to test whether a home’s plumbing is in good condition.

    What to test during a showing:

    • Water pressure: Turn on faucets and showers to check for steady, strong flow.
    • Leaks and moisture: Look under sinks, around toilets, and near the water heater for signs of dampness or mold.
    • Pipe materials: Copper and PEX are the standard today; galvanized steel is outdated and prone to corrosion.
    • Water heater age: Most last 8–12 years. Rust, loud popping noises, or inconsistent heating are red flags.
    • Sewer lines: In homes built before 1980, consider a sewer scope to check for tree root intrusion or collapsed pipes.

    4. Electrical systems

    Electrical systems are a major safety concern and should be part of your house hunting checklist. An outdated electrical system can be both a safety hazard and an insurance issue. Electrical fires remain one of the most common causes of home damage, so it’s important to confirm the home’s wiring is up to code.

    What to look for when buying a house:

    • Breaker panel condition: A modern, labeled breaker panel is ideal. Fuse boxes may not meet current safety standards.
    • Grounded outlets: Two-prong outlets indicate older wiring. Use an outlet tester to confirm grounding.
    • Signs of overloading: Flickering lights, buzzing switches, or warm outlets may indicate overloaded circuits.
    • Wiring type: Aluminum or knob-and-tube wiring, common in mid-20th-century homes, can be a fire risk and limit insurance coverage.

    Tip: If the home hasn’t had an electrical update in decades, budget for a professional inspection and possible rewiring – often costing $8,000–$15,000.

     

    5. HVAC and major systems to look for when buying a house

    Heating and cooling systems have a major impact on your comfort and your budget. They’re also one of the most expensive systems to repair or replace. Knowing the condition of the furnace, air conditioner, and ductwork before you buy can save you from costly surprises.

    Key questions for sellers:

    • How old is the furnace and AC? (15+ years is nearing end-of-life.)
    • When was the last professional service performed?
    • Does the home heat and cool evenly?
    • Are ducts sealed and insulated properly?
    • What’s the home’s average energy bill?

    Don’t forget to ask about major appliances included in the sale. Energy-efficient models not only reduce bills but may also qualify for tax credits or rebates.

    6. Windows, doors, and insulation

    Drafty windows and poor insulation can dramatically impact energy bills, making them important features to look for when buying a house. Energy efficiency is more important than ever as utility costs rise. 

    What to check:

    • Window quality: Double- or triple-pane glass provides better insulation. Condensation between panes signals failed seals.
    • Door fit: Exterior doors should close tightly without gaps or drafts.
    • Insulation: Attics should have at least 12 inches of insulation. Check crawlspaces and basements, too.
    • Weather stripping: Worn or missing seals around windows and doors are easy fixes but worth noting.

    Tip: Ask for 12 months of utility bills. Spikes in heating or cooling costs can indicate poor insulation or inefficient systems.

    7. Signs of water damage and mold to look for when buying a house

    Water damage is one of the most expensive issues a homeowner can face, and mold poses health risks that are often hidden behind fresh paint or cosmetic updates.

    Red flags:

    • Musty odors: Especially in basements, crawlspaces, or bathrooms.
    • Ceiling or wall stains: Brown or yellow marks usually point to past or ongoing leaks.
    • Warped or soft floors: Moisture trapped beneath flooring can cause wood to buckle.
    • Visible mold: Often appears around windows, in corners, or near HVAC vents.

    If you notice any of these signs, a professional inspection is strongly recommended. As flooding becomes more common, it’s crucial to understand if your home is in a flood zone. Homes in high-risk flood zones require flood insurance that is not typically included in homeowners insurance. They may also cost more upfront, depending on the flood risk.

    8. Pest and rodent problems

    Pests like termites, carpenter ants, and rodents can cause serious damage before you even realize they’re there. They can also make the home unsafe and unsanitary.

    What to look for when buying a house:

    • Termite signs: Mud tubes along foundation walls, hollow-sounding wood, or sagging floors.
    • Rodents: Droppings in basements, attics, or pantries.
    • Carpenter ants: Small piles of sawdust-like debris near wood trim.
    • Entry points: Gaps in siding, vents, or rooflines that allow pests to enter.

    Tip: In termite-prone areas, always request a wood-destroying insect inspection as part of your purchase agreement.

    Key exterior elements like siding and driveway

     

    9. Neighborhood and location factors

    A home is more than four walls. The surrounding neighborhood plays a huge role in your quality of life, commute, and even the property’s future value.

    “The most important things buyers should focus on are location and interior square footage.” says Joanna Jimenez, realtor with The Opes Group at Compass in Miami, FL. “Construction costs keep rising, so buying more square footage in the best location you can afford will go further than updated kitchens or bathrooms. Many buyers skip homes that look like they need work, but if the location and layout fit your needs, it’s worth touring the home. Aesthetics are the easiest thing to change later.”

    Factors to consider when buying a house:

    • Noise: Visit at different times of day to check for traffic, train, or nightlife noise.
    • Commute: Test your daily route during rush hour. Check the walk score to get a sense of how pedestrian-friendly the neighborhood is.
    • Schools: Even without children, good schools boost resale value.
    • HOA rules and fees: Check for restrictions on pets, landscaping, or short-term rentals.
    • Future development: Research city zoning maps and planned projects – an empty lot could soon become a busy retail center.
    • Climate risk: Homes in floodplains, wildfire zones, or extreme heat areas may face higher insurance premiums – or limited coverage availability.

    10. Hidden costs: Insurance and climate risk

    One of the most overlooked things to look for when buying a house is the hidden cost of ownership, especially rising insurance premiums. In 2025, insurance premiums have risen dramatically in many states due to climate-related risks.

    What to investigate:

    • Flood insurance: Required in designated flood zones and often expensive.
    • Wildfire coverage: Some insurers are pulling out of high-risk regions altogether.
    • Extreme heat: Increases cooling costs and puts stress on HVAC systems.
    • Storm damage: Hail and wind-prone regions may see higher premiums.

    Tip: Request a home insurance quote on the specific property before making an offer. Rising premiums can quickly turn an “affordable” home into a stretch for your budget.

    11. Make sure you’re not buying more house than you can afford

    It’s easy to get swept up in square footage, extra bedrooms, or that dream kitchen, but stretching your budget too far can create long-term financial stress. Beyond the purchase price, you’ll need to cover closing costs, moving expenses, and ongoing maintenance. Rising property taxes and insurance premiums in 2025 make this an especially important consideration. Keep in mind that real estate taxes and property taxes aren’t always the same — understanding the difference can help you budget more accurately.

    How to stay within budget:

    • Factor in monthly costs beyond the mortgage, including utilities, HOA fees, and insurance.
    • Leave room in your budget for unexpected repairs and maintenance (a good rule of thumb is 1–3% of your home’s value per year).
    • Use Redfin’s affordability calculator to get a clear sense of how much house you can comfortably afford before you start touring.

    Tip: Just because you’re preapproved for a certain amount doesn’t mean you should spend it all. Aim for a home that fits both your needs and your financial comfort zone.

    What to look for when buying a house FAQs

    What are the biggest red flags when buying a house?

    Major foundation cracks, mold, outdated wiring, pest infestations, and homes located in high-risk climate zones that are difficult or impossible to insure.

    Should I buy a home that needs repairs?

    Cosmetic fixes are usually fine, but major structural issues or system overhauls can quickly outweigh any savings on the purchase price.

    How do I know if a house has hidden problems?

    Hire a licensed home inspector, and consider specialists for areas like foundations, sewers, or roofs if you see warning signs.

    What’s the number one thing to check?

    The foundation and roof. They’re the most expensive components to repair and protect everything else in the home.

    Amanda Tripp

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  • How Long Does It Take to Buy a House?

    Key takeaways

    • Buying a home can take anywhere from two weeks to three months 
    • If you’re buying with cash – as little as two weeks
    • If you’re buying with a mortgage – about 45-60 days
    • If you’re buying a short sale property – at least three months

    Among all the excitement and anticipation that comes with buying a home, it’s important to keep a realistic timeline of just how long it takes to purchase a house. The truth is, the timeline for buying a house can vary due to a number of factors, like financing needs and the type of home you’re searching for. However, in most cases, once a seller has accepted your offer, the closing process typically takes 30 to 60 days – unless you made an all-cash offer.

    In this Redfin article, find out how long it takes to buy a house based on the three most common scenarios – a cash offer, a mortgage, and a short sale. Whether you’re buying a home in Boston, MA, or a condo in Milwaukee, WI, here’s what you can expect at each step of the process.

    What to do before buying a home

    Before you start searching for a home, there are several steps you’ll need to take to prepare. Getting your finances in order, saving for a down payment, and improving your credit score can all add to the time it takes to buy a house.  

    First, it’s important to know how much house you can afford. Your budget will depend on your income, recurring expenses and debt, and available funds for a down payment. Some things to do are:

    • Check your credit score and credit report
    • Improve your credit score and reduce debts if needed
    • Determine your monthly budget and household expenses
    • Save for a down payment and closing costs.
    • Collect paperwork for a mortgage

    If you’re planning on financing your home purchase with a mortgage, you’ll likely need to save for a down payment. How much a down payment is depends on a variety of factors, such as how much you can afford, your credit score, what mortgage loans you qualify for, and whether you are eligible for down payment assistance.

    Many homeowners think they need a 20% down payment to buy a home. However, there are many low- and no-down payment loans available, like FHA, VA, and USDA loans. Some conventional loans even offer lower down payment options.

    If you can afford it, there are still benefits to a 20% down payment on a conventional loan. For example, you won’t need to pay for private mortgage insurance (PMI). But if you are struggling to save money for a 20% down payment, a low down payment may be beneficial. Remember, you’ll still have to save for closing costs, which can be as much as 5% of the purchase price. 

    1. How long does it take to buy a house with a mortgage? 45+ days

    Buying a house with a mortgage usually takes longer than an all-cash purchase due to the loan approval process. Once an offer is accepted, the timeline involves securing financing, completing inspections, and meeting lender requirements before closing day. While the process often takes around 45 to 60 days, it can vary based on factors like lender speed, appraisal results, and the transaction’s complexity. 

    Here’s a step-by-step look at the typical mortgage timeline:

    A step-by-step process for buying a house with a mortgage:

    Step Timing Description
    1. Do your research 1-14 days Research the local market, find out how much house you can afford, and note your must-haves in a home.
    2. Find a real estate agent 1-7 days Your agent will support you through the homebuying process. Take advantage of their neighborhood expertise and industry knowledge. They’ll be aware of housing market trends and potential red flags. They’ll help you make a good offer and assist with the negotiating process.
    3. Get pre-approved 1-3 business days A mortgage pre-approval confirms that the lender or mortgage broker has reviewed your finances and is willing to lend a specific amount of money.
    4. Begin touring homes Few days to a few months Start looking at homes in your budget and tour houses in your desired neighborhoods.
    5. Make an offer and negotiate A few days Work with your agent to determine how much to offer and which contingencies, if any, to include. You can check the estimate of a home’s value online and ask your agent for a comparative market analysis (CMA). This will show the list and final sale prices for similar homes that recently sold in the area. Some sellers will have an offer-review date while others will be open to any offers that come in.
    6. Apply for a mortgage and begin the closing process 30-45 days Once you and the seller agree on the terms, you’ll enter the closing process or escrow. You’ll officially apply for a mortgage loan. Expect to be in very close communication with your agent, lender, and escrow agency during this time.
    7. Get a home inspection 3-7 days to schedule, few hours to inspect If the seller accepts your offer the next step is to schedule a home inspection, which will identify any major issues with the property. 
    8. Have a home appraisal 15 minutes to 5 days An appraisal will make sure that the home is worth the full purchase price. Your lender wants to be sure they aren’t lending you more than the home’s value.
    9. Conduct a final walkthrough 1 hour, the day before closing A final walkthrough ensures the house is in the same condition as when they agreed to purchase it and any agreed-upon repairs to the property have been fulfilled. If something isn’t right, you should ask the seller to fix the problem before the sale is closed.
    10. Close on the house and get the keys A few hours Closing day involves signing papers, transferring the deed, paying closing costs, and officially getting the keys.

    2. How long does it take to buy a house with cash? As little as two weeks

    Nearly one-third of homes in the U.S. are bought with all cash, according to a Redfin study from October 2025. If a buyer has the cash available and provides proof of the funds, buying a house with an all-cash offer can happen in as little as two weeks under ideal conditions. 

    Here’s a breakdown of the steps and timeline involved when buying a home with an all-cash offer:

    A step-by-step process for buying a house with cash:

    Step Timing What to know
    1. Find a trusted real estate agent A few days Make sure to find and interview a few agents before choosing a real estate agent for your home search.
    2. Search for a home A few days to a few months Talk to your real estate agent about what you’re looking for in a home. They’ll find houses that fit your criteria and set up viewing appointments to see the house in person.
    3. Seller verifies that the buyer has the cash to buy the house 24-48 hours With a mortgage, the bank will confirm that you have money for the down payment. Since there isn’t a mortgage involved, the seller will be required to request proof of funds and earnest money.
    4. Secure title and escrow services 1 day The escrow company ensures that all conditions of your real estate transaction are met. They’ll hold on to the earnest money until the deal is done. Your agent should be able to recommend a title company.
    5. Conduct a title search 3 days A title search ensures there are no outstanding liens or heirs listed in the title history.
    6. Schedule a home inspection 1 week to book It’s always recommended to schedule a home inspection so you know exactly what you’re buying.
    7. Have the home inspected 1-4 hours A home inspector will test the plumbing, electrical, heating, and cooling, and check the roof, the foundation, and the home’s exterior. The inspector’s job is to take note of the house’s current condition.
    Optional: Have the property appraised 15 minutes to 5 days An appraisal will make sure that the home is worth the full purchase price. However, cash buyers aren’t working with a lender, so you have the option to skip or ignore an appraisal.
    8. Conduct a final walkthrough 1 day You and your agent will walk through the home to make sure the house is in the same condition that it was when you agreed to buy it and to confirm that any agreed-upon repairs have been completed.
    9. Close on the home 1-2 hours Without mortgage paperwork, closing is fairly straightforward.

    3. How long does it take to buy a short sale property? At least three months

    Contrary to their name, short sales can take many months. In the best-case scenario, expect at least three months. In the worst case, it could take a very long time. Often buyers don’t apply for the mortgage until after the seller’s lender gives approval of the short sale. This approval can take a month at the earliest to get. 

    Below is a step-by-step overview of what to expect when purchasing a short sale property:

    A step-by-step process for buying a short sale property:

    Step Timing Description
    1. Find an experienced agent 2-3 days Finding a great agent is key to any real estate purchase, especially short sale transactions.
    2. Get pre-approved for a mortgage About 1 week Find a lender and get preapproved for a mortgage. This will speed up the closing process.
    3. Find a property to purchase At least 1 week Tour homes available for short sale and narrow down your options.
    4. Write an offer and sign a contract 1-2 weeks Work with your agent to determine an appropriate offer.
    5. Send short sale packet to the lender for approval Up to 12 months Fill out paperwork and make your offer to the seller’s bank.
    6. Have the home inspected 1 day It’s recommended to always schedule a home inspection so you know exactly what you’re buying.
    7. Have the property appraised 1 week The lender will request a property valuation.
    8. Get approval and close on the property 1 week to 1 month Once approved, the closing process can be rather quick.

    FAQs about the homebuying process

    What can delay the homebuying process?

    Low credit scores, missing or incomplete financial documents, discrepancies during the home appraisal process, and home inspection issues that require negotiation or repairs are some factors that can delay the homebuying process. 

    Can you speed up the mortgage approval process?

    Yes, getting pre-approved before making an offer, promptly submitting all required financial documents (such as tax returns, bank statements, and pay stubs), and choosing a lender known for efficient processing can all help. 

    Is a cash offer always better than a mortgage?

    Cash offers are not always better for every buyer. Using a mortgage allows buyers to keep cash available for investments, home improvements, or emergencies. However, cash offers can provide leverage in competitive markets and potentially lead to a lower purchase price.

    What happens if my mortgage isn’t approved before closing?

    If your mortgage isn’t approved in time, it could delay or jeopardize the closing process. Whether the deal falls through depends on the contingencies outlined in the purchase agreement, as some contracts allow for extensions. 

    Do I need a home inspection if I’m buying with cash?

    While a home inspection isn’t legally required for cash purchases, it’s still highly recommended. An inspection can reveal potential issues like structural problems, outdated systems, or safety hazards that might not be visible during a walkthrough. 

    Alison Bentley

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  • How Does Closing on a House Work? 10 Steps to Closing on a House

    Key takeaways

    • On average, closing on a home can take anywhere from 30 to 60 days. 
    • The closing process includes mortgage approval, title checks, home inspections, and gathering required documents.
    • Closing day involves reading through and signing paperwork before the title is finally transferred to you.

    After the seller has accepted your offer on a home, you’ll begin the closing process. From submitting your mortgage application and ordering the appraisal to completing the final walkthrough and signing paperwork, there are several steps between offer and ownership.

    In this Redfin article, we’ll outline 10 steps to closing on a house and what you can expect during the process. Whether you’re buying a house in Durham, NC, or a condo in Long Beach, CA, here’s what you need to know about closing on a home.

    Documents you’ll need for closing on a house

    There are four key documents you’ll encounter during the closing process. Here’s an overview of what you can expect from each:

    1. Closing disclosure: Summarizes your final loan terms, interest rate, monthly payments, and a full breakdown of closing costs. You must receive this at least three business days before closing, and you’ll need to bring this document on closing day.

    2. Seller’s disclosure: Also called a property disclosure, a seller’s disclosure outlines any undisclosed details about the home that may negatively impact its value. If the disclosure shows any major issues with the property, you may be able to back out of the deal without losing your earnest money. 

    3. Title documents: The title documents verify the home’s owner and show if there are any claims or liens against the home.

    4. Loan application: You’ll receive a copy of your loan application, which you can review. 

    10 steps to closing on a house

    The closing process finalizes the sales contract between you, the buyer, and the home seller. There are several steps to closing on a house, and knowing what to expect along the way can help prevent any delays. Let’s take a look through them.

    1. Deposit earnest money

    One or two days after the seller accepts your offer, you’ll need to deliver your earnest money to a title or escrow company. They will hold it, typically in an escrow account, while the home sale is in progress. 

    Earnest money is usually 1%–3% of the home’s sale price and is a deposit you pay to show the seller you’re committed to buying the home. If you back out of the deal for a reason that’s not covered in the contract, you’ll lose your earnest money. Your earnest money is applied to closing costs, down payment, or other fees at closing. 

    2. Complete your mortgage application

    Once your offer is accepted, you’ll need to apply for your mortgage. If you decide to go with the same lender that issued your pre-approval, they’ll already have some of the documents you need for the application. You’ll likely only need to provide updated financial statements. 

    If you move forward with a different lender for your mortgage, they’ll let you know what they need. It will likely be a lot of the same documentation you provided during the pre-approval process. All of this information will be reviewed by an underwriter to ensure you qualify for the loan you’re seeking.

    Avoid making big financial changes during this period. Opening new credit cards, financing a car, or making large purchases can affect your credit and delay or deny your approval.

    3. Conduct a title search and order title insurance

    A title is a legal document that shows the history of ownership of a home. After the seller has accepted your offer, an attorney or title company will review the home’s title to look for any problems that might prevent the home from being legally sold. Most importantly, they want to find out if anyone other than the owner has a claim on the home. Then they’ll produce a title report with their findings.

    Once you get your title report, read it immediately. You only have a few days after receiving it to review it. If you have a title contingency and you find problems on the title report that can’t be cleared up, you can use that contingency to back out of the deal.

    If the title search is returned “clear of defects,” the title company or attorney will order a title insurance policy. This protects against financial losses if a problem arises with the title after you buy the home.

    4. Schedule a home inspection

    Most buyers choose to have a home professionally inspected before they buy it. An inspector looks for any problems that could be expensive to fix or make the home unsafe, such as structural defects, electrical or plumbing problems, pest damage, or non-working appliances. 

    A home inspection can also give you a heads-up about problems to keep an eye on after you buy the home. A standard inspection can cost $300–$400 or more, and you’ll need to pay this upfront.

    Work with your agent to schedule your inspection. Depending on the home’s location and condition, you may want additional inspections, such as sewer, termite, or roof inspections. You can usually attend these and ask the inspectors any questions that come to mind.

    The inspection report helps you decide whether to request repairs, negotiate credits, or proceed as is. Your real estate agent can guide you on the next steps based on the findings.

    5. Pay for an appraisal

    A home appraisal is an unbiased professional opinion of a home’s value. It can help ensure that you’re not overpaying for the home. Your lender will likely require a satisfactory appraisal before approving your loan. They want to ensure the loan isn’t worth more than the home’s value. Some lenders will get an appraisal waiver, which can save you money and time.

    If the appraiser decides the home is worth at least the purchase price – the amount you’ve agreed to pay in the contract – you’re good to go. If the appraisal comes back too low, meaning the home isn’t worth what you’ve agreed to pay, you probably have a couple of options. Your agent can explain your options based on what’s outlined in your contract. 

    6. Buy homeowners insurance

    A homeowners insurance policy protects the value of your home and personal property against fire, theft, and other damage. At closing, most mortgage companies will require you to show proof of an insurance policy already in place. This policy must be active before closing so coverage begins the moment you officially own the home.

    Your lender can typically walk you through your homeowners insurance options. You can also shop around for insurance yourself to find a plan that best fits your needs. If you live in an area prone to flooding or fires, now is the time to purchase flood insurance and/or a fire insurance plan. 

    Do I need a home warranty? A home warranty covers the repair or replacement costs for major home systems and certain appliances. It’s not required, but it can be helpful to offset the cost of unexpected repairs.

    7. Finalize the loan with your lender

    Loan approval can take a month or longer when closing on a house, so it typically comes through toward the end of the closing process. This is the last major piece that needs to fall into place for your closing to wrap up as scheduled. While your loan is being approved, it’s important to avoid any major changes to your finances. Once your loan is approved, you can begin the final steps of closing on your home. 

    8. Do a final walkthrough

    A final walkthrough ensures the home is in the condition in which you agreed to buy it. The walkthrough should happen a few days before closing, after the seller’s possessions have been completely moved out. If you and the seller agreed upon repairs, you’ll want to make sure these were completed.

    Additionally, if appliances like the refrigerator, stove, etc., were to remain in the home, check that they’re still there. Finally, make sure the home looks like it’s in the same condition as when you last looked at it. You can use a final walkthrough checklist to make sure you don’t miss anything.

    9. Gather your documents for closing on a house

    The closing process is long, so you may be wondering when the actual closing happens. Closing on a house, the process of transferring money and signing the final contract, typically takes place the day before the closing date set in the contract.

    What does that mean for you? You’ll need to have the money for your down payment and closing costs ready a day or two before your official closing date. Be sure to ask ahead of time if you should wire transfer the payment or bring a certified or cashier’s check. You typically cannot pay with a personal check.

    In some states, a real estate attorney will conduct the closing process. The closing agent or real estate attorney will send you a list of everything you need to bring to the closing. Often this includes:

    • Government-issued photo ID
    • Closing disclosure to compare to the final documents
    • Copy of your homeowners insurance policy
    • Copy of your contract with the seller
    • Home inspection reports
    • Anything else the bank requires to approve your loan
    • Cashier’s check for down payment and closing costs (unless you’ll pay by wire transfer)
    • Checkbook (to cover any miscellaneous costs)

    10. Sign the paperwork and get your keys

    You’ve made it to the last step in the house closing process – signing the final paperwork. Closings usually take place at a title company with a closing agent and any co-borrower(s). If required, your real estate agent, real estate attorney, and the sellers may be present. There are also options now that allow you to do all of this online, called eClosings.

    Take as much time as you need to read and understand everything before you sign. Some closing documents are written in complicated language, so ask your attorney or real estate agent if you’re not clear on anything. Many homebuyers take the day off work to ensure they have enough time to read through the documents.

    Once all the documents are signed and the payments are exchanged, the home is yours. You may be able to get your keys that day or the next day. 

    FAQs about the house closing process

    How long does it take to close on a house?

    If you have a mortgage, then closing on a home typically takes 30 to 60 days. Sometimes, closing can be as quick as two weeks, but this varies. 

    What can cause delays in a house closing?

    Missing, incorrect, or late paperwork can cause delays in closing. Other common roadblocks during the closing process include low appraisals, credit issues, and problems verifying income and assets. 

    How much are closing costs?

    Closing costs are typically 2 to 5% of the home’s purchase price. It covers various fees, like taxes, insurance, and processing fees. 

    What is cash to close?

    Cash to close is the total amount you’ll pay on closing day. This includes your down payment, closing costs, prepaid expenses, and any funds required to set up your escrow account. Your earnest money is applied to these costs, including any seller or lender credits. 

    What is an escrow account?

    An escrow account is typically opened by a title or escrow company to hold your earnest money until closing. After closing, your lender may also set up a separate escrow account to collect funds for property taxes and homeowners insurance.

    How long does closing day take?

    Closing day takes approximately two hours to complete. You shouldn’t feel pressured to hurry, as you have plenty of documents to review and sign. 

    Alison Bentley

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  • How Do Real Estate Auctions Work? Buying a Home at Auction

    Key takeaways

    • Buying a home at auction may give you a lower price, but you could risk overpaying.
    • Auctions are held online or in person, but you’ll need to show proof of funds in advance.
    • Research the property in advance to identify red flags, such as liens or major repairs.

    The homebuying process involves a lot of steps; however, there are non-traditional ways you can buy a home. One of these options is buying a home at auction. Buying at auction can move faster than a traditional sale, but it also offers fewer protections for buyers. If you’ve never heard of buying a house at auction, this Redfin article will outline the process for you. We’ll answer your questions about how real estate auctions work and what to bring on auction day. Whether you’re considering a home in Pittsburgh, PA, or are house-hunting in Raleigh, NC, here’s how you can buy a house at auction.

    What is a real estate auction?

    A real estate auction is a public sale of a property, either by a homeowner, homebuilder, the government, or a bank. Properties are typically sold to the highest bidder, though some auctions allow sellers to reject bids below a certain price. The most common type of auction is of bank-owned properties, where the bank auctions a home instead of selling it as a foreclosure. 

    Reasons homes may be sold at auction

    Properties may be sold at a real estate auction for a variety of reasons, but these are the most common.

    Foreclosure: Lenders or banks may assume ownership of a property where the homeowner has defaulted on their loan. They may sell the home at auction to recoup the money they have already lost. 

    Tax delinquency or other law violation: If someone fails to pay their taxes and owes the government a lot of money, or if they have violated some other type of federal law, the government can seize their property and then auction it off.

    Estate sales: If someone has inherited a home they don’t want to keep, they may opt to auction off the home. This can also occur if there are disagreements between inheritors, financial problems, or a desire for a quick sale. 

    Homebuilders with high inventory: Homebuilders may choose to auction a group of homes to sell them all at once, especially if they have sat on the market for a while without much interest from buyers.

    How do real estate auctions work?

    Housing auctions vary, with some guaranteeing the sale to the highest bidder, while others allow sellers to reject bids that are too low. Auctions are held online or in person. Knowing the types of real estate auctions and bidding structures can help you decide if it’s right for you and your budget. 

    Types of real estate auctions

    There are three common types of real estate auctions:

    • Minimum bid auction: There is a minimum price that the auctioneer will accept, and it is generally published in the auction listing materials. The auction bidding will start with this pre-determined number. 
    • Absolute auction: The property is sold to the highest bidder, regardless of price. There is no minimum bid and no option for the seller to reject the winning offer.
    • Reserve auction: The seller picks a minimum bid they are willing to accept, but bidders do not know what this price is. The seller has the right to review the bids and accept or reject the highest offer within a set period of time.

    Types of auction bids

    At an auction, there are two primary types of bidding structures:

    • Blind bidding: You’ll submit a bid without knowing what the competing bidders have offered. This option can be advantageous to sellers who may receive a much higher bid than expected. This format can increase the risk of overpaying, especially for less experienced buyers.
    • Open bidding: You’ll submit bids knowing what the other bidders are offering. This option gives every bidder the opportunity to continue bidding until the highest bidder wins. 

    Online vs in-person auctions

    When you envision an auction, you likely think of an in-person event. There are many auctions offered in person or online, so we’ll cover the difference:

    • Online auction: Many homes listed for auction are through online auctions, with a set time and date. Competition is usually tougher as it appeals to a larger group of buyers. However, it can be more convenient to attend multiple auctions online rather than traveling to an in-person auction. You’ll likely need to pre-register online and provide proof of funds in advance. 
    • In-person auction: Traditionally, auctions have been held in person, with the date, time, and location published online or in papers. You’ll need to attend the auction in person to show proof of funds and bid on the property. Each auctioneer may have different bidding rules, but the auction will typically go on until the highest bidder wins. 

    What to bring to a real estate auction

    When you sign up for an auction, there will be requirements ahead of time and on the day of the auction. Here are some of the common items you need to bring on auction day.

    • Cash, certified check, or cashier’s check: To pay auction fees, bidding fees, and an earnest money deposit on the home. Sometimes proof of funds is needed in order to register for the auction. 
    • Loan documentation: If financing is permitted in the auction, bring your proof of financing that shows you are pre-approved to purchase the property.
    • Photo ID: To show proof of your identity.

    How to buy a home at auction in 6 steps

    Buying a home at an auction requires a different approach than the standard method of working with a real estate agent, finding a home on the MLS, making offers, and negotiating with sellers. Here’s what you need to know if you’re buying a home at an auction.

    1. Research the property

    To find a home to buy at auction, you can start by reviewing auction listings. Research and learn about the homes scheduled for auction, as well as the dates, times, and locations. Your county recorder’s office or website is usually the place to find this information, or you can also check resources like the U.S. Treasury’s Real Property Auctions. 

    Once you have narrowed down your options, take the time to drive by the homes and see what the condition looks like, what the neighborhood is like, and if there are any immediate red flags. You can look up the property online to see its history before making the decision to attend the auction. 

    In some cases, open houses are held, allowing you to tour the property before the auction date to determine how much you’re willing to spend, what renovations will be necessary, calculate your bottom line, and estimate your total investment.

    2. Determine a budget

    Determining your maximum budget is critical when buying at auction. Your bid is final – there’s no negotiation afterward.

    You may have more room in your budget if you plan to live in the home as-is. You may want to lower your budget if you expect to make significant repairs or remodel or resell for a profit. 

    Here are some factors to help determine your budget:

    • Look at comparable properties: Also called comps, comparable properties are recently sold homes in the area that have similar features, size, and layout. Real estate agents use comps to help determine a home’s value. You can also use comps to help determine what the house may be valued for. 
    • Use an affordability calculator: A home affordability calculator can help you determine a reasonable budget for your homebuying goals. If the auction allows you to obtain financing, you can use a mortgage calculator to see how much you can afford. 
    • Factor in home improvement costs: Homes for sale at auction may need additional maintenance or repairs, so it’s best to budget more than you think you need. According to a 2025 study by Angi, the average cost of a complete home renovation is $52,213, though this can be higher or lower depending on what needs to be completed.
    • Determine closing costs and fees: You’ll still be expected to pay closing costs for an auctioned property, typically between 2 to 5% of the home’s purchase price. Many auction companies add a “buyer’s premium,” which is an additional fee paid to the auction house, often around 10%.

    Once bidding starts, emotions can take over. Setting a hard limit ahead of time helps prevent overpaying.

    3. Secure your financing

    At most auctions, the winning bidder is required to provide a cashier’s check for the minimum amount the auction holder requires. You must pay auction fees and bidding fees as well as put down a deposit, called earnest money, before you leave the auction site. That means you’ll need enough liquid assets to cover these costs, typically 5 to 20% of the home’s value, in order to purchase a home at auction.

    Some auctions do allow financing, though most do not. If you’re interested in a property that’s being sold at auction, find out if the auction permits financing and get pre-approved ahead of time.

    4. Register for the auction

    Registering for the auction is an important part of the process, as you’ll need to meet several qualifications in advance. Whether the auction is online or in person, there will be different requirements. Here are some of the common steps to expect during registration:

    • Pre-registration: It’s common for auction companies to allow or require you to pre-register for the auction. You’ll typically need to submit personal information, show proof of funds, and agree to the auction company’s terms and conditions. 
    • In-person registration: If you’re attending a live auction, you’ll need to register when you arrive in order to complete additional paperwork, show proof of funds, and receive your bidder paddle or number. If the auction allows financing, you will likely need to show your pre-approval. 
    • Deposit requirements: In most cases, you will need a cashier’s check, certified check, or cash for your earnest money deposit. It’s often required to gain entry to the auction.
    • Read the auction rules: Every auction’s rules differ, so read through them carefully. There are likely specific bidding rules, payment due dates, and conditions for purchasing. 
    • Review the terms of the auction: Thoroughly read the auction’s terms and conditions, information about property disclosures, and allowed bidding increments. Conducting this due diligence can help you understand the auction process better. 
    • Online auction requirements: If the auction you plan to attend is online, you may need to provide your credit card information for verification. You may also need to pay a refundable deposit to secure your spot in the auction.

    5. Start the bidding 

    On the day of the auction, plan to arrive early, whether the house you want to bid on is first or not. You can observe how the previous auctions are going and if homes are selling for reasonable prices or not.

    Listen carefully to the auctioneer’s rules and any new information about the home. For example, if the home is “subject to all liens,” you would take responsibility for the liens on the home at the time of purchase. Know where you want to draw the line and stick to your budget.

    6. Begin the closing process

    If you are the winning bidder on the home, you’ll then proceed to pay the earnest money, bidding fees, and auction fees. From there, the closing process will begin, which can take around 30 to 45 days. Auction closings experience fewer delays, although it can still happen. If you miss payment deadlines, you could risk losing the house. 

    Should you buy a house at auction? Pros and cons to consider

    Auctions may seem like a great way to purchase a home at a lower price, but first-time homebuyers should exercise caution.

    Pros of buying an auctioned property

    • Potentially lower purchase price
    • Faster closing timeline
    • Less buyer competition
    • Possible investment upside if purchased below market value

    Cons of buying an auctioned property

    • Homes are often sold as-is and may need major repairs
    • Limited or no inspection opportunities
    • Outstanding liens or title issues
    • High risk of overpaying due to competitive bidding

    FAQs about how real estate auctions work

    Is buying a home at auction a good idea?

    Buying a home at auction can be a good idea if it matches your homebuying goals and you’re prepared for any risks. You likely will not be able to get a home inspection in advance, and you could risk overpaying for the home. But if you have the room in your budget and are willing to take on major repairs, it could be a good fit for you. 

    How can I avoid overpaying at an auction?

    If you participate in an auction, make sure that you know the maximum amount you’ll bid and walk away when the bids rise higher than that amount. View homes for sale in your price range to get an idea of how much homes are selling for and determine a ballpark price range for the auction.

    What is a buyer’s premium?

    A buyer’s premium (BP) is an extra fee that the winning bidder must pay. The amount goes directly to the auction house to cover their costs. Buyer’s premiums can range from 10 to 25% of the purchase price. You should know the percentage in advance of the auction.

    Do I need a real estate agent to buy a house at auction?

    No, you’re not required to work with a real estate agent if you want to buy a home at auction. A good real estate agent can give you advice on finding the right home for you, but you don’t need a real estate agent when buying an auctioned property. 

    Do I have to attend auctions in person?

    As mentioned above, there may be homes auctioned off online that do not require in-person attendance. However, if the auction is in person, you most likely need to attend, or you may be allowed to bid via phone or an in-person representative. The rules vary by auction; be sure to read the requirements thoroughly before signing up.

    Alison Bentley

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  • How to Save for a House: 9 Steps to Reach Your Goal Faster

    One of the biggest hurdles of buying a home is saving up for one. From down payment to closing costs and moving expenses, it can be expensive to buy a home. If you’re just beginning to think about buying a house then you may need to take some time to save for a house. 

    In this Redfin article, we’ll outline how to save for a house in nine steps. Whether you’re buying a home in Cleveland, OH, or a condo in Richmond, VA, there are plenty of small and big ways to help you save for a house – and become a homeowner. 

    How much should you save for a house?

    First, it’s important to determine how much house you can afford. How much you need to save for a house is going to vary depending on your finances, goals, and where you live. Before you start saving, it’s important to set a clear goal by considering these three major costs:

    1. Down payment

    The down payment is one of the biggest upfront costs when buying a home. While some loan programs allow down payments as low as 3%, saving more has long-term benefits.

    • Lower monthly payments: The more you put down, the less you borrow, which reduces your monthly mortgage cost. Even increasing your down payment from 3% to 10% can lower your payment by a few hundred dollars per month.
    • Avoid private mortgage insurance (PMI): If you put down 20% or more, you won’t have to pay PMI, which can add $100–$300 to your monthly mortgage.
    • Better loan terms and interest rates: Lenders often offer better interest rates for buyers who make larger down payments, saving you thousands over the life of the loan.

    If saving 20% isn’t realistic, putting down at least 5–10% can still provide meaningful long-term savings. The key is balancing buying sooner with a smaller down payment versus waiting to save more and reducing future costs.

    2. Closing costs

    Closing costs range anywhere from 2-5% of the home’s purchase price. These fees cover everything from the inspection and appraisal to insurance and lender fees. Some buyers can negotiate with sellers to cover part of these costs, but it’s best to plan ahead.

    3. Moving and ongoing costs

    Depending on how far you’re moving and how much you own, will determine how much it costs to move. Moving costs can range from $883 – $2,569, according to a 2025 study by Angi.com. Although long-distance moves can cost upwards of $10,000. You’ll also need savings for furniture, home maintenance, and an emergency fund to cover unexpected repairs.

    9 strategies to save for a house

    Saving for a house – or any large purchase – can be as simple as making small changes that pay off over time. Whether that’s updating your budget or changing your spending habits, there are plenty of strategies to help you save for a house.

    1) Create a new budget

    The first strategy to save for a house is to re-evaluate your budget and create a new one. Understanding what you’re spending money on each month can help you identify ways to cut back and how much you can realistically save. Here are some ways to start:

    • Determine your take-home pay: Identify how much money you bring in each month, after taxes. This should include any income you and anyone else in your household contribute. Check this number against your credit card and bank statements to see what you’re spending each month.
    • Set aside recurring payments: When you’re looking at credit card and bank statements, note any recurring payments you have. Include things like rent, car payments, internet bills, student loans, groceries, and other utilities. Now, look at how much you’re spending on non-essential items, like streaming services, restaurants, and additional purchases.
    • See what expenses you cut out: After identifying your non-essential expenses, you can determine what to cut out – or cut back on. Maybe you have subscriptions to multiple streaming services and can cut down to just one. If you’re going out to eat multiple times a week, consider limiting it to once a week instead. Small changes like this can allow you to save more each month. 

    2) Open up a dedicated savings account

    A dedicated savings account for your home fund makes it easier to track progress and avoid dipping into it for everyday expenses. Instead of keeping your savings in a standard account, consider a high-yield savings account (HYSA), which offers significantly better interest rates—some as high as 4%+ APY. Over time, this can add up to hundreds or even thousands of extra dollars toward your home.

    To make the most of your savings:

    • Choose a fee-free HYSA at an online bank or credit union, as they often provide better interest rates than traditional banks.
    • Set up automatic transfers from your paycheck so you’re saving consistently without thinking about it.
    • Keep this account separate from your daily spending to prevent accidental withdrawals.

    If your current bank charges maintenance fees or offers low interest rates, it may be time to switch. A well-managed savings account can help you reach your goal faster with little extra effort.

    “Setting up automatic transfers into a dedicated savings account helps remove the temptation to spend what you intend to save.” says Gina Seibert, CFO of PSECU. “Understanding cash flow is just as important. Knowing what’s coming in, what’s going out, and what’s realistically left to save each month allows buyers to set goals they can stick to. A simple budget only works if it’s revisited and adjusted regularly.”

    3) Keep your expenses low

    Now that you’ve taken a look at your budget, determine how you can keep your expenses low. It doesn’t mean cutting out every non-essential expense, but more like curbing future expenses and determining what expenses you can live without. 

    For example, if you’re considering buying or leasing a new car, think about how much those monthly payments will prevent you from saving. Can you continue to drive the car you have? Or can you buy a used car or take public transportation?

    Small changes can also add up to large savings. Consider reducing your utility bills by setting your thermostat lower or higher, buying secondhand items rather than new ones, or meal-prepping versus going out to eat. 

    talking with a redfin agent about buying a home

    4) Increase your income

    Working more may seem daunting, and asking for a raise is a lofty goal—but remember, your big-picture plan is to save for a house. Having more income can make a major impact on your ability to save, compared with other smaller changes. Perhaps there are overtime opportunities at your current job. Ask for more hours or see if you can work shifts for co-workers.

    If a raise or promotion is possible, advocate for yourself and take that next step. If you’re not sure how promotions work at your company, ask your manager, a coworker, or HR. Reach out to others in your field or potential mentors who can give you advice. If you succeed, celebrate (with a small reward) and then put as much of your new income as you can toward saving for a house.

    5) Sell assets you don’t need or use

    You may be thinking you don’t really own anything of particular value to sell. But if you have two vehicles, ask yourself whether you only drive one the majority of the time. Consider selling the other car and putting the money toward a home.

    You can also look around for personal items you no longer use and sell them. Examples include forgotten hobbies like sports equipment or musical instruments, clothing, jewelry, or small appliances. If you haven’t used these items recently it’s likely that you won’t in the future. 

    6) Avoid major expenses before buying

    If you’re serious about saving, consider delaying large purchases until after you buy a home. Big financial commitments can drain your savings and impact your ability to qualify for a mortgage.

    “One of the most common mistakes is taking on new debt while preparing to buy a home,” Gina says. “Even purchases that feel manageable, like financing furniture or opening a new credit card, can impact credit scores and debt-to-income ratios, which lenders closely evaluate.”

    • Hold off on buying a new car—a car loan increases your debt-to-income ratio, which lenders consider when approving your mortgage. Even a lease adds to your monthly obligations.
    • Reduce vacation costs—while travel is great, opting for budget-friendly trips or staycations can free up extra savings for your down payment.
    • Avoid financing new furniture or electronics—it’s tempting to upgrade before moving, but waiting until after closing can keep your savings on track.

    If a purchase isn’t essential, it’s best to wait. Every dollar saved now means more flexibility when it’s time to buy your home.

    7) Schedule all of your bill payments

    It’s possible to set up automatic payments for just about any of your expenses. Most banks will let you do this on their site or app for free. This can help you keep your bills paid on time and eliminate extra fees for interest or late payments.

    Before you schedule a payment, though, make sure you understand your bill. Are there any unfamiliar charges on it? Are you paying only for what you need? For instance, cell phone companies are notorious for adding extra surcharges. They may waive the charge if you request it, but if not, the fees keep going up.

    Make sure you also review your monthly credit card statements for any strange charges, even if you pay the bill automatically. And if you’re paying for cable or other services you don’t use, cancel them.

    people calculating how much they can buy a home for

    8) Reduce your debts 

    It may seem counterintuitive to pay off some of your debts rather than saving it. However, lenders look at your debt-to-income ratio (DTI) as part of the mortgage approval process. DTI is the ratio of debts to you to income you make. If you have a high DTI it can impact your ability to qualify for certain mortgage loans and get favorable loan terms.

    For example, you may need to pay a higher down payment or pay more interest over time. Therefore, spending time reducing your debts can help lower your DTI – and get you better loan terms. Some debts you may want to consider paying down include student loans, credit cards, and auto or personal loans.

    9) Shop smart

    Some ways to shop smarter include buying certain items only when they’re on sale, using coupons, or buying generic brands. It’s likely you’re paying more for brand names than a genetic or in-store brand. Making swaps to different brands can help you cut costs without changing too much of your day-to-day life.

    Add up the potential savings from all of these strategies, and you may find more than you expected. With some conscious changes to your habits, it’s only a matter of time before you’ve saved enough money to buy your first home.

    What are the benefits of saving for a house?

    There are benefits of saving more for a down payment – even if it means waiting a bit longer to buy a home. Here are some of the advantages:

    • Better loan terms: A larger down payment can signal to lenders that you’re a better candidate, so they may offer you better loan terms or a lower interest rate. 
    • Lower monthly payments: The more you put down on a home, the less your monthly mortgage payments will be.
    • No private mortgage insurance (PMI): If you have a 20% down payment, you won’t need to pay PMI. Anything less than 20% down means you’ll need to pay for PMI.
    • More immediate home equity: The more you put toward your down payment, the more home equity you’ll have after closing.
    • Have enough cash to close: You’ll have money available for closing costs, which are the fees and taxes you pay when the home becomes yours.
    • Funds for emergencies: An emergency fund for home maintenance repairs or other surprise expenses looks good on your loan application and is always a smart move.

    FAQs about saving for a house

    How long does it take to save for a house?

    Your timeline will vary depending on how much you need to save, your current savings, and whether you need to pay down your debt first. 

    When should I start saving for a house?

    If you need to pay down debts, consider starting there first. You can also start saving little bits before setting aside large savings.

    What are down payment assistance programs?

    Down payment assistance programs are loans and grants that help potential homebuyers reduce the cost of their down payment or closing costs. Programs are available at local, state, and national levels, so there are plenty of options you may qualify for. 

    Where should I put my savings?

    Any savings account will work, but some offer better interest rates than others. These are high-yield savings accounts and money market accounts. Certificates of deposit (CDs) lock your money away for a certain amount of time, so unless you’re planning to wait a year or more to buy a home, a CD isn’t the best option.

    Alison Bentley

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  • How Long Does an Appraisal Take?

    The process of buying a home is a marathon. From preapproval for a home mortgage and finding your dream home to negotiating an agreeable sale price and successfully maneuvering through the home inspection process, the steps can seem never-ending. But you’re almost home. 

    One crucial step is the home appraisal, which you’ll need to determine the house’s value. Although appraisals can be time-consuming, they’re an important part of the homebuying process. If you’re a first-time homebuyer, you might not realize how long they take until you’re in the thick of it.

    So whether you’re looking for a home in Houston or you’re in the process of buying a house in Boston, here’s a Redfin breakdown of everything you need to know about how long a home appraisal takes and why they’re so important.

    In this article
    What is an appraisal?
    How long does a home appraisal take?
    Who orders the appraisal?
    What happens during an appraisal?
    What can delay an appraisal?
    Possible appraisal outcomes
    Bottom line
    FAQs

    What is an appraisal, and why do I need one?

    A home appraisal is an unbiased estimate of your home’s value performed by a licensed real estate appraiser. Here’s why you might need one:

    • Your mortgage lender will likely need an appraisal. By providing an estimate of the fair market value of your home, an appraisal assures the lender they aren’t lending more money for a property than it’s worth.
    • An appraisal also protects you by proving you aren’t paying more for the home than you should.

    How long does a home appraisal take?

    A typical home appraisal involves two parts: the on-site visit and the time it takes to complete the report.

    • The visit itself usually takes roughly 30 minutes for a standard single-family home. If the property is large, unusual, or has unique features, it might take up to 1–2 hours. During this time, the appraiser walks through the home, takes measurements and photos, and notes its condition.
    • The full appraisal process—from scheduling the appointment to receiving the final report—can take a few days to as long as three weeks. This depends on the appraiser’s schedule, the complexity of the report, and the time of year. During busy seasons, like spring and summer, longer wait times are common.
    • FHA and VA loans can take an extra 1-2 weeks to account for finding a qualified appraiser, more detailed reports, and any required repairs.

    To help the process go smoothly, make sure your home is clean and accessible, and any small repairs are taken care of before the visit.

    Who orders the appraisal and when?

    Your mortgage company or lender usually orders the appraisal once the home inspection is complete and repair negotiations have been finalized.

    The buyer pays for the appraisal. The home appraisal cost averages $500, but can cost anywhere between $200 – $2,000 depending on the property’s size and complexity. It may be more expensive for larger or more intricate properties. The home inspection cost is separate from the appraisal.

    Should you walk around with the appraiser?

    The buyer usually isn’t there on the day of the appraisal. The seller can be present, but their real estate agent usually steps in for them. That way, the agent can answer any questions that come up while the appraiser is inspecting the property.

    If you’re refinancing, the homeowner can typically be present during the appraisal visit.

    Once the appraisal process is complete, you’ll be ready to move forward with a title company and close on your new home.

    What happens during an appraisal?

    During the home appraisal process, an appraiser visits the home and evaluates its condition. They’ll take time to examine the home exterior and lot, then come inside to look at the interior. Unlike a home inspector, the appraiser isn’t there to look for problems—they’re focused on assessing value based on the property’s condition, features, and how it compares to recently sold homes nearby.

    They gather all the information they need to complete a Uniform Residential Appraisal Report (URAR) – a standardized form used in most home loan transactions. This includes photos, measurements, and notes on the home’s condition and features.

    What can delay a home appraisal?

    Waiting for your appraisal report can be nerve-wracking, especially when it takes longer than expected. This can happen for a couple of reasons:

    • Large homes or rural properties can give appraisers more things to consider during their evaluation. In some cases, you may need to wait for an appraiser who’s qualified to assess that specific property.
    • Sometimes an appraiser is busy finishing other projects, so it takes them longer to complete your appraisal. There can also be work shortages in certain areas due to high demand or a lack of qualified appraisers.
    • After the appraisal visit, the appraiser might need more time to take into account additional features or upgrades, or the lender might request revisions before approving the final report.
    • If the appraisal comes in low, satisfying the appraisal gap or challenging the valuation can take additional time that might push out the closing date.

    Any of these scenarios can affect the final appraisal timeline.

    3 possible outcomes of a home appraisal

    When the appraisal comes back, the home’s value will be lower than, higher than, or equal to the agreed-upon purchase price. Each outcome affects the deal a little differently.

    1. The appraisal comes in low
     Say you agree to pay $450,000, but the appraisal values the home at $440,000. That $10,000 gap can cause financing issues since lenders won’t loan more than the home is worth. At that point, you have a few options:

    • Request an appraisal review to check for errors (but reversals are rare).
    • Pay the difference out of pocket to bridge the gap. Some closing costs may be tax-deductible.
    • Ask the seller to lower the price to match the appraised value.
    • Negotiate a compromise, such as splitting the difference.
    • Walk away if you have an appraisal contingency and can’t reach an agreement.

    2. The appraisal comes in high
    This is the best-case scenario. If the home appraises at $460,000 on a $450,000 purchase price, you’re starting with $10,000 in equity before your first payment. The seller can’t raise the price based on the appraisal, so the deal moves forward as planned.

    3. The appraisal matches the purchase price
    This is the simplest outcome. The lender proceeds with the loan, no renegotiation is needed, and everyone stays on track for closing.

    Bottom line

    The appraisal visit itself usually isn’t what slows down the closing timeline. Scheduling, market demand, reporting, and lender review are what tend to take the most time. The best way to avoid appraisal delays is to order it as early as possible, keep the property accessible, and be ready to respond quickly if the lender requests documentation or repairs.

    FAQs about appraisal timelines

    How long does it take to get an appraisal scheduled?
    You can usually get an appraisal scheduled within a day or two of it being ordered. Like other parts of the homebuying process, workforce shortages and the appraiser’s workload could affect availability.

    How long do appraisals usually take to come back?
    After the appraiser visits, the written report can be reasonably expected within 3–10 business days, depending on the appraiser’s workload and how easy it is to find comparable sales. In busier times, reports can take longer because appraisers have fuller schedules. Unique homes or rural properties can also slow things down, since they require more research and adjustments.

    How long does it take to close after the appraisal is done?
    A lot of buyers, especially those using conventional financing, can expect closing to take about 1–2 weeks after the appraisal is complete—assuming the home appraises at value and the lender doesn’t require repairs. After the appraisal, the loan still needs to clear underwriting, final income checks, and closing disclosures. If the appraisal comes in low or with conditions, closing can take longer.

    Can an appraisal be rushed?
    Some lenders offer a rush appraisal for an added fee, but it’s not a guarantee of it coming back before the closing date—it depends on whether an appraiser is available to prioritize the report. The best way to avoid delays is ordering early and making sure the home is easy to access, with upgrades and documentation ready. If delays happen, make sure to communicate with your lender.

    Chibuzo Ezeokeke

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  • Seller Concessions 101: What They Are and How They Can Help You Save

    Seller concessions are closing costs or fees that a seller agrees to cover to help reduce a buyer’s upfront expenses. These costs are negotiated during the offer process, and seller concessions can make a home purchase more affordable without lowering the home’s sale price. In the first quarter of 2025, 44.4% of U.S. home sale transactions included seller concessions — the highest share in several years.

    Buyer demand and market conditions determine how likely you are to receive seller concessions, but knowing how they work gives you an advantage when you’re preparing an offer. Instead of focusing only on price, understanding seller concessions helps you evaluate the true cost of buying a home and identify opportunities to reduce your upfront expenses. This guide explains what seller concessions typically include, when buyers benefit most from them, and how to use them strategically in today’s housing market.

    What are seller concessions in real estate?

    Seller concessions are financial contributions a seller makes to help reduce a buyer’s out-of-pocket expenses at closing. These contributions can cover a range of fees, including lender charges, title and escrow costs, prepaid taxes, homeowners insurance, or even the cost of a home warranty.

    An example of seller concessions: Covering closing costs

    A buyer might negotiate $5,000 in seller concessions to help offset closing costs. If the seller agrees, the amount is included in the purchase contract and applied at closing, lowering the buyer’s upfront expenses while being deducted from the seller’s proceeds.

    An example of seller concessions: Buying down the interest rate


    A buyer may also request seller concessions to buy down their mortgage rate. For instance, a seller could contribute $7,500 toward discount points, allowing the buyer to secure a lower interest rate and reduce their long-term monthly payments. This type of concession can make the home more affordable over time, especially when rates are elevated.

    What closing costs do seller concessions cover?

    The seller may be able to cover part or all of these closing costs:

    • Property taxes: Prepaid property taxes through the end of the year at closing.
    • Title insurance: Title insurance protects you and your lender if someone comes forth with a claim for the home’s title.
    • Loan origination fees: These origination fees cover your lender’s charges for processing your loan.
    • Inspection fees: Inspection fees cover the cost of inspections required for the loan. For example, in some states and on some loans, a pest inspector must evaluate your property before a sale can go through.
    • Recording fees: Recording fees cover the expense of documenting your home’s purchase with your local government.
    • Appraisal fee: This covers the cost of getting a licensed third-party appraisal of the home to determine the market value.
    • Attorney’s fees: In some states, you need an attorney to review closing documents. Attorney’s fees cover the cost of a real estate attorney.
    • Points: Mortgage points (also known as discount points) are upfront interest you pay to reduce your interest rate.

    Once you apply for your loan, your lender will provide you with a Loan Estimate, which outlines all your estimated closing costs. You can then work with your real estate agent to decide which ones to ask the seller to pay for.

    Why do sellers offer concessions?

    Sellers might agree to concessions to:

    • Help a buyer afford the home
    • Attract more offers in a slow market
    • Offset issues found during the home inspection
    • Speed up the closing timeline

    In a buyer’s market or when a home has been sitting for a while, concessions can make the difference between closing a deal and continuing to wait.

    Who benefits from seller concessions?

    Seller concessions can create advantages for both buyers and sellers during a home sale. For sellers, offering concessions can make their home more appealing in a competitive or buyer-friendly market. A concession can help attract more offers, shorten time on market, or encourage a buyer to choose their home over similar listings.

    Buyers also benefit from seller concessions, especially those who need help covering upfront costs. Many first-time buyers underestimate how much they’ll need at closing, and seller concessions can reduce expenses like lender fees, taxes, and insurance. By lowering the cash required at closing, seller concessions can make the overall purchase more affordable and accessible.

    Seller concession limits by loan type

    Loan Type Max Seller Contribution
    Conventional (<10% down) 3% of the purchase price
    Conventional (10–25% down) 6%
    Conventional (25%+ down) 9%
    FHA Loan 6%
    VA Loan 4%
    USDA Loan No formal limit (but should be reasonable)

    These limits are set by the loan program, not the seller, so both buyers and sellers should work with a lender to ensure compliance.

    Pros and cons of seller concessions

    For buyers

    • Lower upfront costs when buying a home: Seller concessions can significantly reduce the cash a buyer needs at closing by covering expenses like lender fees, taxes, and homeowners’ insurance. This makes buying a home more affordable, especially when buyers are also saving for their down payment. 
    • More financial flexibility for buyers: By lowering out-of-pocket closing costs, seller concessions allow buyers to keep more money set aside for moving expenses, home repairs, furniture, or emergency reserves. This added flexibility can be especially helpful after making a sizeable down payment. 
    • Easier loan approval in some cases: Reduced cash-to-close requirements can help some buyers — particularly first-time homebuyers — qualify more easily for a mortgage. With fewer upfront costs, seller concessions can help bridge the gap between available savings and the total cost of buying a home.

    For sellers

    • Attracts more buyers: Offering seller concessions can draw in buyers who may not have enough cash for closing costs. 
    • Helps protect the sale price: Instead of lowering the list price, sellers can use concessions to keep the contract price intact while still offering value. 
    • Useful in shifting or slow markets: Seller concessions can help a property stand out when inventory is high or demand is softer.

    Potential downsides

    Possible drawbacks of seller concessions

    • Risk of appraisal issues: If the sale price is increased to include seller concessions, the home may not appraise at the higher amount. 
    • Reduces seller’s net proceeds: Any concession provided lowers the seller’s bottom line at closing. 
    • Less effective in strong seller’s markets: When demand is high and competition is strong, sellers typically don’t need to offer concessions.

    >> Read: Disadvantages of Sellers Paying Closing Costs

    Tips for negotiating seller concessions

    • Understand how much you’ll need for closing costs before submitting an offer.
    • In competitive markets, offer a slightly higher price to offset the seller’s concession.
    • Be prepared to justify the request with your financing needs or inspection findings.
    • Work with an experienced Redfin real estate agent to guide your strategy.

    FAQs about seller concessions

    What is the meaning of seller concessions in real estate?

    Seller concessions are costs the seller agrees to pay on behalf of the buyer, typically to cover some or all of the buyer’s closing costs.

    Are they negotiable?

    Yes, they are typically negotiated as part of the initial offer and finalized in the purchase agreement.

    Do they affect the loan or appraisal?

    They can. If the concessions push the sale price above market value, the home may not appraise at the agreed price.

    Can they cover the down payment?

    No. Concessions can only be used for allowable closing costs and fees, not for the buyer’s down payment.

    Are they common?

    They are especially common with FHA, VA, and USDA loans or when the market favors buyers.

    A final note

    Seller concessions are more than just financial assistance — they’re a strategic negotiation tool that can benefit both buyers and sellers. Buyers can use them to lower upfront costs and make a purchase more affordable, while sellers can use concessions to attract stronger offers or move a home faster without reducing the list price. Understanding how seller concessions work and when to request or offer them can give you a meaningful advantage in today’s real estate market.

    Jasica Usman

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  • Can a Seller Refuse to Pay a Buyer’s Agent?

    Key takeaways

    • Sellers can refuse to pay a buyer’s agent, and commissions remain fully negotiable even after the 2024 NAR settlement
    • MLS listings can no longer display buyer agent commission offers, which means any compensation must now be negotiated off the MLS between the parties involved
    • Not offering a buy-side commission may reduce a seller’s costs, but it can also limit buyer interest, especially among buyers who prefer not to pay their agent out of pocket
    • Sellers can still attract buyers by offering concessions or leaving compensation open-ended, so buyers can propose how to structure their agent’s fee within the offer

    Buying a home is already complex, and the question “can a seller refuse to pay a buyer’s agent?” has become even more common as real estate commission rules continue to evolve. Since the 2024 NAR settlement reshaped how buyers and their agents negotiate fees, sellers in 2025 and 2026 are taking a closer look at whether offering a buy-side commission is still necessary, or even expected, in their local market.

    Early market data shows a clear shift. According to Redfin’s internal analysis, the share of sellers offering a buyer agent commission has declined compared with early 2024; however, most listings still include some level of compensation to stay competitive. As the market adjusts, sellers have more flexibility, but they also face new decisions about how these changes could affect their sales.

    If you are preparing to list your home in 2025 or 2026, here is what you need to know about your options, how the rules are changing, and how refusing to pay a buyer’s agent may influence buyer interest, offer activity, and your final sale price.

    Who pays the real estate agent?

    Many sellers have historically paid both the buyer and seller’s agent fees from the proceeds of the sale. But as of August 17, 2024, buyers will now agree to their agent’s fee in writing before touring. Buyers can still ask the seller to cover the buyer’s agent fee when they make an offer. 

    Because of this change, the amount the seller has to pay a buyer’s agent varies from buyer to buyer. Redfin expects that some sellers will continue to cover the buyer’s agent commission fee in many transactions, but increasingly, these fees will be negotiated as part of the offer. 

    Here are two options for how a seller might navigate the new commission process: 

      • The seller can leave it open-ended and ask buyers to make their best offers, which may include buyer agent compensation, and then negotiate from there.
      • Sellers can proactively offer a concession that the buyer could use to pay their agent as part of their home’s marketing strategy. They can still communicate this to buyers and agents when a buyer’s agent contacts the listing agent to schedule a showing.

    Can a seller refuse to pay a buyer’s agent?

    Yes, a seller can decide whether to offer compensation to a buyer’s agent. That flexibility existed long before the 2024 changes, and what is different now is how those fees can be communicated and negotiated.

    As of August 17, 2024, the NAR settlement no longer allows listing agents to display or publish offers of compensation to buyer’s agents on the MLS. Any compensation a seller chooses to offer, if they choose to offer anything at all, must now be discussed outside the MLS, either between the seller and listing agent or between the buyer and their agent.

    Because buyer agent compensation is no longer visible in MLS search results, this change also eliminates a long-standing concern in the industry, the issue of steering. In the past, some agents were accused of favoring listings with higher commissions and overlooking homes that better matched their clients’ needs. Removing compensation from MLS displays is intended to reduce those conflicts and support a more transparent home search process.

    Sellers are still fully free to decide what buy-side commission or concessions, if any, they want to offer. Commissions are not set by law and remain entirely negotiable between all parties involved.

    real-estate-agent-negotiation

    Potential pros and cons of not paying the buyer’s agent commission 

    Your real estate agent can help you understand the options for buyer agent commissions and the pros and cons. The decision whether or not to offer a commission is one piece of your overall marketing strategy for your home and will depend on the price point, the location, and the demand for homes in your area. 

    Pros: 

    • Reduced selling costs: Not offering a buy-side commission can reduce the overall costs associated with selling a home, potentially leading to higher net proceeds from the sale.
    • Greater flexibility in negotiations: By not paying the buyer’s agent, sellers have more flexibility in negotiating other terms, such as the sale price or concessions, giving them more control over the transaction.

    Cons:

    • Decreased home attractiveness: Without a buy-side commission, a home may be less attractive to buyers who are working with agents because those buyers must pay their agent fee out of pocket. 
    • Reduced competitiveness: Homes that do not offer a buy-side commission may be less competitive compared to similar listings, as many buyers expect the seller to cover this cost.
    • Perception of added costs: Buyers might be deterred by the additional out-of-pocket expense of covering their agent’s commission, which could lead to fewer showings and potentially a longer time on the market.

    Will not paying the buy-side commission impact the sale of a home?

    Not offering a buy-side commission may reduce the number of buyer agents who are motivated to show a home to their clients and buyers that have already agreed to a fee with their agent before looking at the home. However, if the home is priced competitively and marketed effectively, it could still attract buyers.

    Home with a for sale sign

    If a seller decides to pay the buy-side commission, what factors should be considered?

    When deciding on the buy-side commission, sellers should consider factors such as the competitiveness of the local market, the condition and price of the home, and the urgency of the sale. Sellers and their agents can review comparable home sales in the area, assessing how commissions impacted their time on the market and final sale prices.

    Frequently asked questions

    1. Do sellers legally have to pay a buyer’s agent?

    No. There are no federal or state laws requiring sellers to pay a buyer’s agent. Commissions have always been negotiable, and sellers can choose whether to offer compensation or structure concessions that buyers can apply toward their agent’s fee.

    2. Will refusing to pay a buyer’s agent hurt my chances of selling?

    It can, depending on the market. Some buyers may not want to pay their agent out of pocket, which could reduce showing activity. However, competitively priced homes that are marketed well can still attract strong offers, even without a buy-side commission.

    3. Can buyers still ask the seller to cover their agent’s fee?

    Yes. Even though buyers now sign an agreement outlining their agent’s fee before touring homes, they can still request that the seller cover some or all of that cost during negotiations. Whether a seller agrees depends on the strength of the offer and local market conditions.

    4. How do agents get paid now that commissions aren’t shown on the MLS?

    Buyer-agent compensation is now negotiated off-MLS. Sellers can offer a concession, leave compensation open-ended, or pay nothing at all. Buyers and their agents can also structure the fee within the purchase agreement, if both sides agree.

    5. Should I offer a buyer-agent commission in 2025 or 2026?

    It depends on your market. In competitive or higher-priced markets, offering some form of compensation may help attract more buyers. In slower markets, a strategic concession or open-ended approach might work just as well. Your listing agent can help tailor a strategy based on local demand and pricing trends.

    A final note

    Sellers have more options than ever when it comes to handling buyer’s agent commissions, and deciding not to pay a buyer’s agent is entirely within a seller’s rights. By weighing the pros and cons — such as potential cost savings versus reduced buyer interest — sellers can make an informed decision that aligns with their goals. As the real estate market continues to evolve in 2026, flexibility and strategic negotiation will be key to achieving a successful sale.

    Jasica Usman

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  • What Is a Stucco Inspection, and Do You Really Need One?

    If you own a home or are looking to buy a house in southwest-inspired landscapes like Tucson, AZ or Albuquerque, NM, you’re probably familiar with stucco. 

    Stucco houses are made up of a durable mixture of Portland cement, sand, and lime that protects the exterior in place of traditional siding like wood or vinyl. When done right, stucco is great at sealing the home from moisture, regulating temperature fluctuations, and even resisting fire.

    But while stucco can maintain its integrity for decades, it only protects your home from the elements if it’s in good shape. Cracks, mold, dark spots, and frequent wet weather events are all reasons to take a closer look at the condition with a stucco inspection.

    In this article:
    What is a stucco inspection
    Why you should get stucco inspected
    When you might need an inspection
    What inspectors look for
    Types of stucco inspections
    Stucco inspection cost
    How long stucco inspections take
    Stucco repair options
    Bottom line
    FAQs

    What is a stucco inspection

    A stucco inspection is a more specialized service that focuses on the home’s exterior stucco siding, and looks at how well it’s keeping moisture out of the structure. 

    While a standard home inspection will briefly look at the outside condition of a home and note if anything looks problematic, a stucco inspection specializes in looking for cracks, staining, mold, hollow spots, or other signs that the material could be compromised.

    Why you should get your stucco home inspected

    Stucco gained traction in construction because of its affordability, durability, and roots in old-world architecture. But the installation practices and materials weren’t always consistent—resulting in some stucco exteriors trapping in moisture and creating hidden, expensive damage. 

    Stucco is meant to dry quickly and shed water, but if moisture gets behind the barrier, it can’t escape. Over time, this can lead to:

    • Soft or rotting wood framing
    • Mold growth inside walls
    • Compromised structural integrity
    • Swelling, staining, or bubbling on exterior surfaces

    When you might need a stucco inspection

    If you’re buying a home with stucco anywhere on the exterior, it’s a good idea to get it inspected to confirm it’s in good shape and you’re not inheriting hidden, expensive problems. 

    But if you already own a home with stucco, there are certain signs it may be time to bring in a specialist:

    Visible cracks or staining
    Hairline cracks, dark streaks, or discoloration can all point to water entering behind the exterior.

    Soft spots or bulging
    Areas that feel soft, spongy, or look swollen can mean the material has separated from the wall or water has built up underneath.

    Missing or damaged caulking
    Any gaps around windows, doors, or trim, can mean easy entry for water. If caulking is crackled, brittle, or missing, they should be repaired and possibly paired with an inspection.

    Drainage issues around the home
    Stucco relies on proper drainage to shed water effectively, so pooling water or sloping toward the home can compromise the material.

    Signs of moisture around windows and doors
    If your windows are continuously fogged, you see peeling paint, or the drywall looks stained or damp, this can point to moisture intrustion—which a properly working stucco system should prevent.

    What inspectors looks for

    Stucco inspectors are experienced in analyzing the material for warning signs of damage. They’ll keep an eye out for cracks, delamination, poor sealing, mold, and drainage issues, while also focusing on:

    Installation details
    The inspector looks at the components that keep stucco systems dry—flashing, drainage planes, weep screeds, and control joints—to make sure they were installed correctly.

    Moisture readings and drainage paths
    The inspector might also use special tools that read internal moisture levels and check whether water is present or draining and evaporating the way it should.

    Window and door integration
    Inspectors also check how well each opening is tied into the stucco system and if the flashings and seals are directing water away from the walls.

    Conditions of internal stucco layers
    Traditional stucco is applied in three to four distinct layers that build on top of each other for strength and protection, while synthetic stucco relies on insulation, moisture barriers, and finishing coats. Inspectors look at how well these layers are bonded, whether any have pulled away from the frame, and if there’s material breakdown—all factors that can impact how effectively the stucco is protecting the home..

    Past repairs
    If patches or texture changes point to past repairs, the inspector will confirm if those fixes were effective by analyzing the consistency, technique, and taking moisture readings.

    Types of stucco inspections

    Usually, there are three levels to stucco inspections: siding identification, non-invasive testing, and invasive testing. 

    In cooler, wetter climates,  invasive testing is typically more common due to the age of the material and the likelihood of moisture intrusion. In sunnier and drier regions more suited to hardcoat stucco, less invasive inspection methods are more likely. For example, a home in Philadelphia, PA can be more vulnerable to hidden moisture problems compared to a home in San Diego, CA, making invasive testing more routine.

    1. Identification inspection

    This is the first, most basic level of stucco inspections available. The inspector determines the exact type of stucco system (traditional hardcoat, synthetic EIFS, or hybrid), how it was installed, and if it’s performing as it should.

    • EIFS is a synthetic stucco known for its energy-efficiency, made from foam insulation and coated, water-resistant layers. It can be more prone to trapping in moisture if not installed with proper drainage. Older homes with this type of stucco are more vulnerable, as installation and materials used at the time commonly lead to moisture behind the barrier.
    • Hardcoat stucco is also known as traditional stucco and is usually applied in three to four separate layers: a paper and wire barrier, a “scratch” or base coat, a “brown” or leveling coat, and a top or finishing coat. Hardcoat stucco is cement-based, breathable, and durable, but can crack or separate from the under layer if applied incorrectly or the foundation shifts.
    • Hybrid or older systems (1950s-early 2000s) that blend the two techniques tend to be more vulnerable to installation problems and drainage issues, and run the risk of being misidentified—leading to potentially incorrect repair or maintenance recommendations.

    2. Non-invasive inspection

    A non-invasive inspection looks at the surface of the stucco using tools and methods that don’t damage the exterior.

    What it includes:

    • Determines the type of stucco material.
    • Visual review of the entire exterior, noting potential damage spots.
    • Surface moisture scanning.
    • Thermal imaging (sometimes, might be available as an add-on to find “cool” spots that indicate moisture).
    • Evaluation of installation details, sealing, and drainage.

    3. Invasive inspection

    Invasive inspections are more expensive and time-consuming, but they’re also the most accurate way of getting a full-picture moisture reading on a stucco exterior. The inspector will drill a series of very small holes into the wall’s cavity to insert probes that measure moisture levels, then fill and patch the marks once the inspection is complete.

    Buyers that want a level 3 invasive inspection will need to get written permission from a seller, as sellers could understandably hesitate or refuse to have holes drilled into their home’s exterior.

    When to get an invasive stucco inspection:

    • You need highly accurate moisture readings.
    • You need to confirm (or rule out) hidden damage.
    • A non-invasive inspection requires further review.
    • The home has a history of moisture problems.
    • You are buying a home with stucco siding in an area with a history of stucco issues.

    How much does a stucco inspection cost

    Stucco inspections range in cost and depend on how much stucco is being inspected (like one wall vs a whole home), whether moisture is a common problem in your area, regional labor costs, accessibility, and the complexity of the inspected area—but the national average sits around $850.

    The average cost of a stucco inspection:

    • Non-invasive inspections: $400–$600
    • Invasive inspections: $600–$1,500+

    Optional services and add-ons will vary by inspector or provider, but expect additional fees for:

    • Thermal imaging: Helpful for finding temperature abnormalities that may indicate unwanted moisture presence.
    • Follow-up inspections: Recommended after repairs to confirm moisture issues have been resolved.
    • Detailed real estate reports: Buyers and sellers may pay more for documentation required during transactions.

    How long do stucco inspections take

    Most stucco inspections can be completed within 1–3 hours, depending on how much stucco is present and what kind of testing is used. Invasive tests can take more time since moisture probes need to be drilled, recorded, then patched.

    Reports usually take between 24–48 hours to receive, if not the same day, and include any moisture readings taken, photos, notes, and recommendations for repairs if needed.

    Stucco repair options

    If a stucco inspection reveals any moisture, damage, or installation issues, the next step is choosing the right repair approach. Depending on the severity of the inspector notes, repairs can range from simple touch-ups to full remediation—or even a complete replacement of the exterior siding.

    Smaller repairs
    For minor problems caught early, repairs are usually straightforward and affordable. These could look like:

    • Fresh sealant or caulking around windows, doors, and joints.
    • Crack patching to stop moisture from getting in.
    • Surface repairs or small texture matches.
    • Fixing isolated drainage or flashing details.

    Major repairs
    More significant moisture intrusion or correcting poor installation could take several days to even a few weeks, and might mean:

    • Re-stuccoing sections of the home.
    • Replacing damaged sheathing or framing.
    • Adding or updating drainage systems.
    • Correcting improper flashing or window installation.

    How long repairs take and average cost estimates

    • Small patches: A few hours to 1 day
    • Moderate repairs: 2–5 days
    • Major remediation: 1–3 weeks, or longer if structural repairs are needed

    Costs to fix stucco will depend on the amount of stucco, home size, your region, and the severity of the issue, but some general estimates are:

    Average stucco repair costs:

    • Standard repairs: $200–$800
    • Cosmetic repairs: $8–$50 per square foot
    • Medium repairs (larger cracks, patching, minor moisture remediation): $1,000–$4,000
    • Extensive repairs (moisture, structural, resurfacing): $5,000–$15,000+
    • Full stucco remediation: $14,000—$34,000+

    A complete stucco removal and replacement may be suggested when:

    • Moisture damage is widespread.
    • The underlying structure is compromised.
    • The stucco system was installed incorrectly across the entire home.
    • Multiple repairs have been made and issues continue.

    In these cases, replacing the stucco with a properly installed system—or even switching to another siding type—can be a long-term, more cost-effective solution.

    Bottom line

    Stucco inspections are a necessary part of buying or owning a home with exterior stucco, and can give a clearer picture of what’s going on beneath the surface—something a standard home inspection won’t be able to catch. A stucco inspection can help buyers understand the health of the home’s exterior and if they would be inheriting major, expensive repairs. For homeowners, keeping up with regular inspections of their home’s stucco can catch any small problems before they turn into big, costly projects—ensuring a durable and eye-catching home for years to come. 

    FAQs: Stucco inspections

    Is stucco high-maintenance?
    It depends on the type of stucco, long-term care, and weather conditions. If installed correctly, stucco can be low maintenance in that it only needs occasional cleaning, periodic sealing around openings, and attention to any cracks. If you have an older home with synthetic stucco or your region experiences more wet-weather events or freeze/thaw cycles, stucco siding, especially if care wasn’t taken during installation, can require more care and maintenance than other siding—or even complete replacement.

    What’s the difference between EIFS and traditional stucco?
    Depending on the type of stucco, inspectors will be looking for different points of failure. EIFS is a synthetic stucco system that’s made up of insulation and layered coatings. It’s more energy-efficient, but can trap moisture if not installed with proper drainage. Traditional stucco is a thicker cement-based exterior that’s more breathable and durable, but can still develop cracks if installed incorrectly or from age and heavy impact.

    How often should stucco be inspected?
    Routine stucco inspections by a professional should be scheduled every 3–5 years, or more often if you live in a wet climate or if there have been any major weather events. Annual self-checks for cracks, staining, moisture around doors and windows, and soft spots can indicate if you need an inspection sooner.

    Can you paint over stucco after repairs?
    Yes, one of the positives about exterior stucco is that it can be very customizable. Once repairs are fully cured, use a high-quality, breathable masonry paint to help protect the surface and blend patched areas with the rest of the exterior.

    Does homeowner’s insurance cover moisture damage?
    Coverage will vary greatly depending on your policy and region. Insurance might cover sudden or accidental damage, but long-term moisture intrusion or installation defects are often considered general home maintenance and are excluded from coverage.

    Ashley Cotter

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  • What Makes a Mobile Home Inspection Different—And Why You Need One

    Whether you’re downsizing, buying your first place, or looking for a budget-friendly option in a competitive market, a mobile or manufactured home can be a great fit. But because these homes are built and installed differently than traditional houses, a mobile home inspection is a crucial step in the buying process. 

    Manufactured homes need to follow the federal Housing and Development (HUD) construction standards, like sitting on steel frames and using anchored or permanent foundation systems to stay level and secure.

    A mobile home inspection is often required if you’re using FHA, VA, or USDA financing. Lenders might ask for both an inspection and a HUD-compliant permanent foundation certification before approving the loan, since the home’s safety and installation directly affect financing eligibility. 

    For buyers, that makes understanding how the mobile home inspection process works a key component of the purchase—whether you’re buying a mobile home near Portland, OR or looking at manufactured houses in Nashville, TN.

    Mobile home vs. manufactured home: What’s the difference?

    • A mobile home is any factory-built home constructed before June 15, 1976, which is when HUD standards were introduced.
    • A manufactured home is also a factory-built home, but constructed after June 15,1976, and meets federal HUD Code requirements for safety, installation, and construction quality.
    • Many people use “mobile home” to describe both, but most of these houses on the market today are technically manufactured homes.

    What does a mobile home inspection include?

    A mobile home inspection often focuses on areas that differ from site-built construction. Inspectors will still look for safety concerns, signs of damage, and issues that could affect the home’s long-term stability or financing eligibility, but pay special attention to components that are specific to manufactured homes. 

    Most mobile home inspections will look at:

    Structural support and foundation

    • Steel chassis and frame
    • Piers, blocks, and footings
    • Anchoring or tie-down system
    • Condition of the vapor barrier and underbelly
    • Whether the home appears to be installed on a permanent foundation*

    *Permanent foundations must meet HUD guidelines, so inspectors note whether the installation looks compliant.

    Roof and exterior

    • Roof covering and sealants
    • Siding, skirting, and under-home ventilation
    • Gutters, flashing, and drainage
    • Signs of moisture intrusion

    Plumbing

    • Pipe materials (PEX, CPVC, or older polybutylene)
    • Water pressure and drainage
    • Hot water heater condition
    • Leaks under sinks, around fixtures, or beneath the home

    Electrical

    • Service panel condition
    • Proper grounding
    • GFCI protection
    • Safe wiring materials

    Heating and cooling

    • Furnace operation and age
    • Air conditioning function
    • Ductwork and airflow

    Interior systems

    • Soft or uneven floors
    • Window and door operation
    • Ceiling stains, wall cracks, or signs of leaks

    Basically, a mobile home inspection helps you, the buyer, understand the condition of the home and any repairs to plan for before or after closing.

    How does a mobile home inspection differ from a regular home inspection?

    Mobile homes are built under the federal HUD Code rather than local building codes, so inspectors will look at different components than they would in a site-built home. That’s why it’s important to get an experienced inspector that is qualified to inspect your type of home.

    Manufactured homes also are built using different materials, supplies, and processes, and things can shift during transport, which affect what inspectors look for. The main differences between a mobile home inspection and a regular home inspection are:

    HUD-code construction

    Mobile homes use unique materials and construction methods, including:

    • Steel chassis.
    • Factory-built floor, wall, and roof systems.
    • Different plumbing and electrical layouts.

    Inspectors must understand these systems to identify potential issues.

    Foundation and anchoring

    Instead of a traditional concrete foundation, mobile homes might rely on:

    • Pier-and-beam systems.
    • Anchors and tie-downs.
    • Permanent engineered foundations.

    Inspectors check that the support system is level, properly spaced, and securely fastened, which is necessary for safety and loan qualification.

    Ventilation and moisture control

    Manufactured homes are more vulnerable to moisture, especially in the enclosed underbelly. Inspectors look closely at:

    • Ventilation.
    • Vapor barriers.
    • Under-home insulation.
    • Signs of mold or rot.

    Because the home was delivered to the site, the inspector checks for:

    • Frame stress.
    • Settlement.
    • Cracks in walls or ceilings.
    • Improper installation.

    How much does a mobile home inspection cost?

    A mobile home inspection often costs less than a full inspection on a traditional single-family home, but pricing can depend on size, location, and any add-on services. Other times, inspectors might charge a flat fee for mobile homes. A mobile home inspection will take between 2-4 hours if no additional testing is needed.

    Average mobile home inspection costs:

    • Single-wide: $200-$400
    • Double-wide: $250-$500
    • Triple-wide: $300-$600

    You may also need:

    • HUD foundation certification: $300–$600
    • Pest inspection: $50–$200
    • Mold or air-quality testing: $300-$650

    A HUD foundation certification is separate from the home inspection and usually required for government-backed loans to confirm the home sits on a safe and permanent foundation.

    Is a mobile home inspection required?

    A mobile home inspection isn’t technically required in most states, but many lenders and insurers do require certain inspections or certifications before approving financing for a manufactured home.

    Loan requirements

    Government-backed loans (FHA, VA, USDA) generally require:

    • A full mobile home inspection.
    • Verification that the home is safely installed.
    • A HUD-compliant permanent foundation certification.
    • Safe electrical, plumbing, and HVAC systems.

    If the home is on temporary or non-engineered piers, it will likely need foundation upgrades before it can qualify.

    Insurance requirements

    Some insurers require:

    • A roof inspection or certification.
    • Updated electrical systems.
    • Proof of anchoring.
    • Adequate under-home ventilation.

    Common problems found during mobile home inspections

    Mobile homes can develop issues not typically found (or are more pronounced than) those in traditional homes. While not all issues are cause for concern, some can affect safety, financing, insurance, and overall repair costs. Common problems manufactured home inspectors might find include:

    Moisture and water damage

    • Roof leaks
    • Soft or sagging floors
    • Damp insulation
    • Damaged or missing vapor barriers

    Foundation or anchoring issues

    • Settling or uneven support
    • Cracked or missing piers
    • Outdated or improperly installed tie-downs
    • Issues affecting HUD-compliant permanent foundation standards

    Electrical concerns

    • Outdated panels
    • Aluminum wiring in older homes
    • Missing GFCI protection

    Roof and exterior wear

    • Rust on metal roofs
    • Worn or damaged shingles
    • Failed sealants

    Plumbing issues

    • Older polybutylene pipes
    • Leaks beneath the home
    • Improper drainage

    Bottom line

    As with any home purchase, a mobile home inspection acts as critical buyer protection. Not only  does it help you understand how well the home has been maintained, but the inspection results can allow you to plan for future maintenance, and verify that it meets HUD safety and installation standards—especially if you’re using FHA, VA, or USDA financing. 

    >> Mobile Homes For Sale Near Me

    Ashley Cotter

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  • When Is Earnest Money Due? Sooner Than You Might Expect

    • Earnest money is typically due 1–3 business days after offer acceptance.
    • Deposit deadlines are binding under “time is of the essence” clauses.
    • Funds should always be paid to a neutral third party (escrow, title, attorney).
    • Missing the deadline can allow the seller to cancel the contract.

    After your offer is accepted, your first real financial investment in the homebuying process is often the earnest money deposit. 

    “Earnest money is a good faith deposit that you pay soon after a seller has accepted your offer on a home,” explains Courtney King, Senior Manager of designated brokers at Redfin. “It really demonstrates your intent to buy the home and shows the seller that you’re committed to the purchase. It can also act as a safeguard just in case you breach the contract; then the seller might have an opportunity to retain that earnest money.”

    Earnest money differs from the down payment and other closing costs in that it’s paid earlier, usually due within 1-3 business days after the seller signs the purchase agreement. 

    To really show sellers you’re serious, signing the contract with earnest money in hand is most efficient. But, as it goes with real estate transactions, there’s a bit more to the process.

    In this article:
    When do you pay earnest money?
    How is earnest money paid and who gets it?
    What happens if earnest money isn’t paid on time?
    Tips for meeting your earnest money due date
    FAQs

    At what point do you pay earnest money?

    Earnest money is due shortly after your offer is accepted, and the standard payment timeline is 1-3 business days. The exact deadline will be laid out in your contract, and it’s important to be clear on the terms—do days refer to business days or calendar days? Is there a cut-off time on the final day for the payment?

    Usually, the timeline for paying earnest money is as follows:

    1. Offer accepted (day 0): The contract clock starts.
    2. Earnest money is due (1-3 business days): The buyer delivers the deposit, ideally to a neutral third party like an escrow agent. 
    3. Escrow deposit confirmed (1-2 business days): The funds are verified, and the inspection and contingency period begins.

    Contract wording is important: If the purchase agreement says “within three business days of acceptance,” weekends and holidays usually don’t count. But always double-check how your state or brokerage defines business days. Once the deposit is received and confirmed, your transaction officially moves forward into inspections, appraisal, and financing. 

    In some areas, like North Carolina, South Carolina, or Texas, you will pay a nonrefundable due diligence fee or option fee instead of or in addition to the earnest money deposit; be sure to check with your agent to understand the regulations for your location.

    How is earnest money paid and who gets it?

    In addition to when the earnest money is due, your contract will also specify where to send your earnest money and how to pay it. In most cases, you’ll deliver the deposit to a neutral third party like a title company, escrow agent, or an attorney, which, says King, is the most effective way of protecting your earnest money as there’s no inherent conflict of interest.

    How to pay earnest money

    A wire transfer is the most common and secure method of depositing funds into an escrow account, where the money is safely held until closing. A cashier’s check or certified check might be accepted if it is delivered in person to the third party fund holder.

    Never pay earnest money directly to the seller. This protects both parties from fraud, misdirected payments, and legal disputes if the money needs to be returned.

    Always verify payment instructions directly with your agent or escrow officer before sending funds. Wire fraud targeting real estate transactions is a real risk, so double-check details by phone using a verified number or in person before transferring money.

    Who gets the earnest money deposit?

    The escrow holder (listed in your contract) is responsible for managing the earnest money deposit. They’ll confirm they received the funds, provide appropriate documentation, and hold the money until one of two things happens:

    1. You close on the home: The earnest money deposit is applied toward your down payment or closing costs.
    2. The contract is terminated: The money is released based on the terms of your purchase agreement—typically refunded to the buyer if you cancel under a contingency, or kept by the seller if you breach the contract terms.

    What happens if earnest money isn’t paid on time?

    Most real estate contracts include a “time is of the essence” clause, which means that deadlines are binding.

    “Once you’ve signed, you have a duty to fulfill your obligations as a buyer,” King says. “Making sure you hit those deadlines is crucial.” And it should be clear what those deadlines are, because if you miss the earnest money payment window, a few things could happen.

    • Most notably, the seller can cancel the contract: In most transactions, the agreement isn’t fully in effect until the earnest money is paid. If you miss the deadline, the seller can move on to the next buyer without penalty. 
    • You could lose credibility as a buyer: Even if the seller doesn’t cancel the contract, missing the payment deadline could be seen as being unreliable as a buyer, putting unnecessary strain on the transaction and potentially affecting negotiations later.
    • The home purchase might be delayed: Without the earnest money deposit, the escrow process can’t officially begin—which might stall inspections, appraisals, or other deadlines that are tied to that starting date.

    Bottom line: Don’t miss your earnest money due date

    Missing your earnest money due date, even by accident, can have serious consequences. To keep your homebuying journey on track, make sure you start strong by:

    • Having funds ready early. Before you even make an offer, make sure your earnest money amount is accessible (not tied up in an investment account or slow-to-transfer savings).
    • Confirming the exact due date before signing. Ask your agent to point out the deposit clause in your contract. It will clarify how many days you have and whether they are business days or calendar days.
    • Planning around weekends and holidays. If your deadline lands on a Friday or before a holiday, start the transfer early so your escrow holder receives it in time.
    • Knowing who to pay. The escrow or title company is the safest place to send funds. Never wire money until you’ve verified instructions directly with your agent or escrow officer.
    • Getting written confirmation. Always request proof that your earnest money was received and deposited. It’ll protect you if questions come up later, and will also act as confirmation to continue the due diligence process.

    Meet your deadlines, verify your details, and your earnest money will do exactly what it’s meant to: move you one step closer to owning your new home.

    FAQs: When is earnest money due

    Can I pay earnest money at the same time I submit my offer?
    Usually, earnest money is paid after your offer is accepted. Never send funds until there’s a signed agreement and verified payment instructions from the escrow holder. In competitive markets, some buyers deposit the money immediately upon acceptance or show proof of funds upfront to strengthen their offer.

    What happens if the earnest money deadline falls on a weekend or holiday?
    Most contracts use business days, so weekends and holidays don’t count toward your deadline. For example, if your contract says “within three business days” and your offer is accepted on a Thursday, your earnest money would be due by Tuesday (assuming no holidays in between). Always check your agreement—it defines how “days” are counted in your transaction.

    Is earnest money paid before or after the inspection?
    Earnest money is typically paid before the inspection period begins. Once the deposit is received, your inspection and contingency timelines officially start. Earnest money deposits tend to “activate” the rest of the homebuying process—deposit first, then inspections, appraisal, and closing.

    Ashley Cotter

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  • Red Flags When Buying a Condo: What to Watch Out For

    Key takeaways

    • Review the condo association’s finances and documents closely to ensure stability.
    • Inspect the building and individual unit thoroughly for any maintenance issues.
    • Understand the HOA rules and fees to ensure they align with your lifestyle.

    Buying a condo can be an exciting step toward homeownership, offering convenience and amenities. However, just as you would with a single-family home, it’s important to approach this purchase with caution. Fortunately, Redfin real estate identifies the specific red flags when buying a condo that warrant your attention in this article. So, whether you’re eyeing a condo in Miami or a condo in Houston, here’s what to consider to help you make an informed decision and avoid future headaches. 

    Restrictive or unclear HOA rules

    Homeowners Association (HOA) rules are designed to maintain order and property values, but some can be overly restrictive or difficult to understand. These are definite red flags when buying a condo that could impact your daily life:

    • Rental restrictions: If you ever plan to rent out your unit, be sure to understand any limitations on rentals.
    • Pet policies: For animal lovers, strict pet restrictions or size limits could be a deal-breaker.
    • Renovation limitations: Before you imagine your dream renovation, check the rules on what modifications you can make to your unit’s interior and exterior.
    • High or escalating HOA fees: While HOA fees cover essential services, unusually high fees or a history of rapid increases without clear justification deserve scrutiny. Understand exactly what the fees cover.

    Neighborhood and external factors

    The condo itself and the association’s health are vital, but don’t forget to evaluate the world right outside the building. Red flags in the surrounding neighborhood can significantly impact your quality of life and the unit’s long-term value.

    • Noise and traffic: Pay attention to nearby sources of persistent noise. Proximity to major highways, train lines, airports, or even busy commercial areas (bars, restaurants, venues,hospitals) can lead to constant noise and vibration that enters your unit. Visit the property at different times of the day and week to gauge the true noise level.
    • Future development plans: Researching local zoning and development is crucial. A vacant lot across the street might seem peaceful now, but if it’s zoned for a high-rise building or a major commercial center, your views, sunlight, and quiet could vanish, leading to years of construction disruption. Check with the city planning department for any approved or proposed projects in the immediate vicinity.
    • Neighborhood security and crime rates: Reviewing the local police reports or crime statistics can provide an objective measure of the neighborhood’s safety. Look for trends in property crime and overall safety to ensure the area aligns with your comfort level.
    • Flood zones and environmental risks: Check if the building is located in a designated flood zone or an area prone to environmental hazards. This can impact the cost and availability of homeowners’ insurance and pose a long-term risk to the property’s structure.

    Poor building maintenance

    The condition of the building’s common areas is a reflection of the association’s management. Don’t overlook these common red flags when buying a condo. Look for signs of neglect, such as cracked foundations, leaky roofs, peeling paint, or unkempt landscaping. 

    Older HVAC systems, plumbing, or electrical wiring in common areas could signal upcoming large expenses for the association. A well-managed building usually has a schedule for ongoing maintenance and upgrades. If there haven’t been any significant improvements in a long time, deferred maintenance might be lurking.

    Financial instability of the condo association

    A condo association’s financial health directly impacts you as a homeowner. Before committing, take a look at their financial records. This is one of the biggest red flags when buying a condo to consider.

    • Low reserve funds: A healthy reserve fund is needed for unexpected repairs or large-scale projects like roof replacements or exterior painting. If the reserves are low, you could face hefty special assessments.
    • Frequent special assessments: While occasional special assessments happen, a history of many indicates poor financial planning or neglected maintenance.
    • High percentage of renters: A high renter-to-owner ratio can sometimes indicate less owner involvement and potentially less care for the property’s long-term value. Some lenders may also have restrictions on financing in buildings with a high number of rentals.
    • Pending lawsuits: Lawsuits against the association, especially those related to structural defects or financial mismanagement, are a significant concern. They can lead to legal fees and potential financial liability for unit owners.

    Issues within the unit itself

    Beyond the common areas, the individual condo unit can also present red flags. A thorough inspection is always recommended to ensure you’re not inheriting hidden problems.

    • Signs of water damage and odors: Look for water stains on ceilings, walls, or floors, which might suggest leaks from the unit above or the building’s exterior. A persistent musty smell or other strong, unusual odors could indicate hidden issues like mold, mildew, or pest infestations that require costly fixes.
    • Excessive noise: Try to listen for noise from neighbors, which can impact your long-term living experience and quality of life. This includes sound from walking, plumbing, or music. Poor soundproofing is a significant red flag in multi-family housing.
    • Outdated systems and fixtures: While the HOA is responsible for common systems, a unit with very old appliances, plumbing fixtures, or electrical wiring may signal upcoming replacement costs you’ll have to bear, which can be a financial burden shortly after closing.
    • Awkward layout or poor natural light: This is subjective, but still a red flag when buying a condo. If the floor plan feels restrictive, the flow is awkward, or the unit lacks sufficient natural light, it can impact your daily comfort and the unit’s future resale value. Ensure the space truly meets your personal style and comfort level.

    Poor amenities and practicality

    A condo should offer a lifestyle upgrade, not a downgrade in convenience. Be mindful of practical amenities that can affect your daily life and long-term satisfaction.

    • Inconvenient or insufficient parking: Don’t underestimate how much an inconvenient parking situation can impact your daily life. If the unit doesn’t come with dedicated, assigned parking, or if there’s only one spot for a multi-car household, it could be a constant hassle. Additionally, a lack of visitor parking can make entertaining difficult for you and your guests. Be on the lookout for remote or unsafe parking, as a long walk from your unit or in an area that feels unsafe is a major inconvenience to consider.
    • Lack of private outdoor space: While condo living often means less responsibility for exterior maintenance, the absence of private outdoor space (like a balcony or patio) can be a drawback for many. For those who enjoy fresh air, gardening, or outdoor dining, the complete absence of a private outdoor area might feel restrictive. Explore the common outdoor areas and assess the quality and accessibility, like a rooftop deck, communal garden, or courtyard, to see if they will suffice. 

    Understanding the seller’s motivation

    Sometimes, the reason a seller is leaving can hint at underlying issues. While not always a red flag when buying a condo, it’s worth considering.

    • Quick turnaround time: If a unit is being sold soon after a previous purchase, it might indicate unresolved problems.
    • Unusual concessions: While every negotiation is different, excessive eagerness to sell or unusual concessions could signal a deeper issue.

    By keeping these red flags when buying a condo in mind, you’ll be well-equipped to evaluate potential properties. Remember, your Redfin real estate agent and a professional inspector are invaluable resources in navigating the condo buying process.

    Frequently asked questions: Red flags when buying a condo

    What are the most important financial documents to review from a condo association?

    You should review the association’s budget, financial statements, reserve study, meeting minutes, and any pending or past litigation documents. These provide insight into the financial health and potential risks.

    How can I tell if a condo building has been well-maintained?

    Look for visible signs of maintenance in common areas like the lobby, hallways, exterior, and landscaping. Check for recent updates to major systems like the roof, elevators, or HVAC. Review the association’s discussions about maintenance plans and completed projects.

    Are high HOA fees always a red flag?

    Not necessarily. High HOA fees can sometimes reflect extensive amenities, premium services, or a well-funded reserve for future repairs. However, it’s a red flag if the fees are high without clear justification, or if there’s a history of rapid increases. Always understand what the fees cover.

    What should I do if I find red flags when considering a condo?

    Don’t dismiss a property immediately, but use any red flags as an opportunity for further investigation. Discuss your concerns with your real estate agent, consider a more thorough inspection, and ask for additional documentation from the condo association. Sometimes, what appears to be a red flag can be easily explained or resolved.

    Pablo Alvarez

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  • Redfin Conversational Search: Say Hello to the Future of Real Estate

    Finding the perfect home just got easier. Here’s how to jump in.

    AI is quickly changing how people find homes and interact with the real estate market. More and more consumers are starting their searches on tools like ChatGPT and Gemini without ever interacting with traditional search platforms, preferring to find homes through conversation and questions. 

    With homebuyers also increasingly picky in today’s expensive market, Redfin wanted to make it easier and more enjoyable for people to find the home that fits them best. So, we did.

    Home searchers can now find homes on Redfin by describing what they want in their own words and engaging in a conversation to refine their search. Using our new conversational search feature, you can now comment on a suggested listing to say the kitchen should be more modern, or respond to follow-up questions about your preferred commute time or proximity to a school you identify, for example.

    How house hunters are using conversational search

    Whether you’re in the market for a home, just browsing a neighborhood, or want to find unique listings, conversational search is for you. Here are recent ways people have used it:

    • Finding a remodeled home: A user requested recently-renovated properties that were within 30 minutes to work during rush hour and in the user’s desired school district. After some back and forth, the tool showed them homes that met their criteria—all in three minutes.
    • Seeking a high-value home that will close quickly: A buyer wanted vacant homes under $1 million that were move-in ready. The tool returned 13 single-family homes that met their criteria.
    • Searching for a home with high-end lighting: One home searcher wanted to see homes with high-end lighting and smart features, such as small aperture architectural lighting. The tool let them know that sellers sometimes don’t list these specific features, but still found a listing that met their exact criteria. 
    • Looking for an investment property: Another user was looking for an investment property on a budget, with strict HOA limits, size requirements, and radius constraints. These are not filters available to consumers, but using conversational search, they found what they wanted through natural conversation.

    How to get started with conversational search

    Powered by Sierra, conversational search is built directly into the Redfin home search experience. Just describe what you’re looking for the same way you would when talking with a friend. 

    Here’s how to get started:

    1. Go to Redfin.com and sign in.
    2. Click on the search bar—you’ll then see an option to try conversational search.
    3. You can also access conversational search from the homepage, map view, listing pages, or directly at Redfin.com/chat.
    4. Start describing the type of home you want, and the tool will ask follow-up questions to help refine your search.

    As you look at listings, you can react in real time—for example, responding that you’d like a bigger backyard, or asking whether the home is close to a nearby park. The tool adjusts instantly, narrowing your results as the conversation continues.

    Then, when you find a home you love, you’re already in the right place to connect with an agent, set up a tour, get pre-approved for a mortgage, or take your next step in the homebuying process.

    How to get the most out of conversational search 

    Conversational search relies on your input to provide a response. Be as thorough as you can about the type of home you’re looking for—the more detail, the better. For example: 

    • Instead of: “Show me homes in Chicago with a pool,” say: “Show me homes in Chicago for less than $2 million, within 25 minutes of Willis Tower and near an L station, with a pool.” 
    • Instead of: “Find me a cheap, quiet home in Detroit,” say: “Find me a fixer-upper in the Burbank neighborhood of Detroit for less than $150,000, on a quiet street near a park and with no HOA dues.”
    • Instead of: “Show me eco-friendly homes in Seattle,” say: “Show me new or remodeled homes in Seattle for $1M with smart features, green technology, and modern interiors, near Magnuson Park.”

    After you get results, you can keep refining—ask follow-up questions, point out what you like or don’t like, or add new details as you think of them. The tool will adjust as you go.

    Importantly, conversational search cannot act as a licensed real estate agent, meaning it can’t provide substantive advice or tell you what you should or shouldn’t do. It simply makes the search easier and more intuitive, so you can spend less time sorting through listings and more time looking at homes that make sense for you.

    The future of home search is now

    Artificial intelligence is reshaping how people discover information online, and home search is no exception.

    With conversational search, Redfin is using AI to make the home search process smarter, more personal, and more accessible. We’re empowering you to find your needle in the haystack—looking across every haystack and providing detailed information about the type of needle you’re looking for. 

    Conversational search expands Redfin’s leadership in using AI to transform real estate, adding to a line of products like the Redfin Estimate (real-time home values), Ask Redfin (Q+A for housing questions), and Buying Power (personalized affordability calculator). Every innovation reflects Redfin’s commitment to making homebuying smarter, fairer, and more accessible.

    Try conversational search today at Redfin.com by simply searching for a home; it’s embedded into the search experience on the homepage, map, and listing pages. You can also head directly to Redfin.com/chat. Support for iOS and Android is coming in December.

    Jamie Forbes

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  • What Is the Due Diligence Period in Real Estate? Complete Buyer’s Guide

    Quick answer: The due diligence period is the time between an accepted offer and closing, when a buyer investigates the property, schedules inspections, reviews disclosures, and ensures it meets expectations before finalizing the purchase.

    You put an offer on a home and it’s been accepted, now the due diligence period begins. In real estate, the due diligence period is the time between an accepted offer and closing. You can schedule inspections, review the title, secure an appraisal, and check for any red flags that could affect your decision to buy.

    Whether you’re buying a home in Sarasota, FL, Wyckoff, NJ, or Carrollton, TX, this Redfin guide will walk you through what due diligence means for buyers, what typically happens during this phase.

    What is due diligence in real estate?

    The due diligence period in real estate, after an offer is accepted and before closing, allows the buyer to inspect the property, verify its condition, confirm it meets expectations, and fulfill lender financing requirements.

    In some states, buyers may also pay due diligence money—a non-refundable fee paid directly to the seller in exchange for this inspection window. While not required everywhere, it’s an important part of the process in certain markets and is separate from the earnest money deposit.

    What is the difference between due diligence money and earnest money?

    Both due diligence money and earnest money show the seller that a buyer is serious, but they serve different purposes and are handled differently.

    Due diligence money

    • Paid directly to the seller.




    • Typically non-refundable, even if the buyer backs out.




    • Compensates the seller for taking the home off the market during the inspection window.




    • Only required in certain states (commonly North Carolina, for example).

    Earnest money

    • Paid into an escrow account and applied to closing costs or the down payment.




    • Usually refundable if the buyer cancels for a valid reason (inspection problems, appraisal issues, financing).




    • Acts as a good-faith deposit to show commitment.

    What happens in the due diligence period?

    When buying a home, it’s important to gather all the details you need to make a confident decision. During the due diligence period, the buyer is allowed a set amount of time, typically outlined in the purchase agreement, to fully investigate the property before finalizing the sale. 

    Here’s what you can expect to happen during this stage.

    1. Home inspection

    Buyers hire a licensed inspector to evaluate the condition of the home, checking for structural issues, roof damage, plumbing problems, electrical safety, and more. Even if your lender doesn’t require it, it’s smart to hire a licensed home inspector to catch any potential issues. If the home inspection reveals major problems, the buyer can request repairs, negotiate credits, or even walk away depending on the contract.

    2. Home appraisal

    Lenders typically require a home appraisal, conducted by a licensed third party, to confirm the property’s market value. If the appraisal is lower than the purchase price, it can lead to renegotiation or an appraisal gap issue.

    Buyers have options if an appraisal falls short:

    • Renegotiate with the seller to lower the purchase price.




    • Pay the difference out-of-pocket.




    • Terminate the agreement, if the contract allows.




    • Some buyers use an appraisal gap clause to specify how much they’ll pay above the appraised value.

    >> Read: What is a Home Appraisal? How the Process Works

    3. Title search and insurance

    A thorough title search confirms the seller’s legal ownership and identifies any liens, encumbrances, or claims against the property, while title insurance adds protection by covering financial losses from unforeseen defects like undisclosed heirs or recording errors.

    4. Property survey

    During due diligence, a licensed property surveyor may confirm the property’s legal boundaries, property lines and mapping structures, easements, and encroachments. This report can reveal issues like a neighbor’s fence crossing onto the property or restrictions on where you can build, helping buyers address potential problems before closing.

    5. Review of seller disclosures

    Sellers are required in most cases to provide a written disclosure detailing any known issues with the property. Buyers review these documents and learn about any pre-existing conditions or problems. The specific information included varies by federal, state, and local laws.

    This review typically includes:

    • Disclosure forms: These forms detail any known defects or issues with the property, such as leaks, structural problems, mechanical issues, or pest infestations.




    • Property history: Information about past repairs, renovations, or insurance claims related to the property.




    • Property boundaries: Documentation or surveys that outline the exact property lines, helping identify any encroachments, easements, or disputes with neighboring properties.




    • Environmental hazards: Disclosures related to potential environmental issues like lead-based paint or asbestos.




    • Neighborhood concerns: Any known issues with neighbors, noise complaints, or local community developments that might impact the property.

    6. Homeowners association (HOA) rules

    HOAs ensure community safety and protection by enforcing rules. If a property is part of an HOA, you’ll receive documents outlining rules, fees, and responsibilities during due diligence. These rules can affect home use and modification, so review them carefully.

    Common HOA regulations might include:

    • Restrictions on exterior paint colors or home additions




    • Landscaping requirements or limitations




    • Rules about short-term rentals or leasing your home




    • Pet restrictions or noise ordinances




    • Monthly or annual fees for community upkeep

    7. Zoning rules

    Confirm zoning aligns with your property plans, as regulations dictate usage, additions, and home-based businesses. For instance, local zoning laws determine if rental units or detached garages are permitted.

    8. Homeowners insurance

    While not legally required, most lenders mandate homeowner’s insurance for loan approval. Costs and coverage vary by location, age, and condition; wildfire-prone areas or older systems may necessitate extra coverage.

    9. Final decision

    After completing the inspections and research, buyers decide whether to move forward with the purchase, renegotiate terms, or cancel the contract without penalty (if still within the due diligence window).

    What if issues are found during due diligence?

    Discovering problems with the property is common and the due diligence window is the time to address them. If issues come up, buyers typically have several options:

    • Negotiate repairs: Request that the seller fix the issues before closing.




    • Ask for a credit: Instead of repairs, the seller may offer money back at closing to cover the cost.




    • Renegotiate the price: If repairs are significant, buyers can push for a lower purchase price.




    • Walk away: If the problems are too big or costly, buyers can back out without penalty (if still within the due diligence window).

    How long is the due diligence period?

    The due diligence period usually lasts 7–14 days, but the exact length depends on the purchase agreement and local customs. In some states it’s defined by law—for example,  North Carolina typically allows 14–21 days, while California inspection contingency period is often 17 days unless negotiated otherwise.

    State and market variations in due diligence periods

    Real estate due diligence periods vary in duration and rules based on state law and local custom. Some areas require “due diligence money,” while others use the inspection contingency period.











    State

    Typical due diligence period

    Notes

    North Carolina

    14-21 days

    Due diligence money is standard and paid directly to the seller

    California

    ~17 days

    Often called the inspection contingency period. May be shortened in competitive markets.

    Florida

    10-15 days

    Usually negotiable. Some contracts refer to it as the “inspection period.”

    Texas

    7-10 days

    Known as the option period. Buyers often pay an option fee similar to due diligence money.

    New Jersey

    10-14 days

    Commonly referred to as the attorney review or inspection window.

    Georgia

    10-14 days

    Fully negotiable period, no specific due diligence fee required.

    Illinois

    5-10 days

    Typically called an “inspection contingency period.”

    Tip: Always confirm state-specific regulations with your Redfin agent or attorney. Local customs and market competition can significantly affect inspection and decision timelines.

    How to prepare for the due diligence period

    Getting ready for due diligence can help you move quickly and confidently once your offer is accepted. Here’s how to set yourself up for success:

    • Line up your team early: Line up inspectors, surveyors, and other professionals before your offer is accepted for immediate scheduling during due diligence.




    • Review important documents ahead of time: Review seller disclosures, HOA guidelines, and zoning rules to avoid surprises.




    • Understand key deadlines: Be aware of due diligence deadlines and track them on your calendar.




    • Prepare your finances: Prepare funds for due diligence, earnest money, and potential repairs/credits.




    • Make a checklist: Create a personalized list of inspections and research tasks based on your priorities and the property type.




    • Communicate with your agent: Keep open lines of communication so your Redfin agent can help coordinate, answer questions, and advocate for you.

    FAQ about due diligence in real estate

    1. Is due diligence required when buying a home?

    While due diligence is not legally required, it is strongly recommended for home buyers. It allows for property inspection and title verification, giving buyers the critical option to cancel the sale if major issues are found, preventing costly post-transaction surprises.

    2. What happens if issues come up during inspections?

    If inspections uncover major problems, buyers can negotiate repairs, request credits, or withdraw as permitted by the contract. The due diligence period shields buyers from purchasing a property with unknown defects.

    3. What happens after the due diligence period ends?

    Once the due diligence period ends, the buyer’s right to cancel without penalty typically expires. Canceling after this point may result in losing earnest money, so all negotiations should be finalized before the deadline.

    4. Due diligence money vs. earnest money: what’s the difference?

    Due diligence money is a non-refundable payment to the seller for taking the home off the market. Earnest money is refundable under contingencies and is applied toward closing costs, but both show the buyer is serious.

    5. Is due diligence different for condos or homes with HOAs?

    Yes. Buyers should review HOA rules, budgets, and reserve studies to identify restrictions, upcoming assessments, or maintenance issues that might impact ownership or resale value.

    Emily Pascale

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  • Should You Get Radon Testing With A Home Inspection?

    When you’re buying a home, the last thing you want is a hidden health hazard waiting behind the front door. Most buyers are concerned with big-ticket items like roof leaks, bad wiring, or foundation cracks, but one of the most important things to test for is invisible: radon.

    Including radon testing during a home inspection is a simple step and inexpensive add-on that can protect your health and give you peace of mind before signing the dotted line — whether buying a home in Denver, CO or Portland, ME. 

    What is radon?

    Radon is a naturally occurring radioactive gas created when uranium present in soil, rock, or water breaks down. It moves upward through the ground and can enter homes through cracks in the foundation, gaps around pipes, sump pumps, or through crawl spaces.

    You can’t see, smell, or taste radon, but long-term exposure to higher levels can be dangerous. According to the U.S. Environmental Protection Agency (EPA), radon is the second leading cause of lung cancer in the U.S., responsible for thousands of deaths each year.

    Because radon levels can vary widely from one property to the next, even between neighboring houses, each home needs to be individually tested. Weather, climate, and temperature fluctuations can also affect radon levels, even if it wasn’t a problem in the past. This makes radon testing an essential part of the home inspection process for any buyer.

    What happens during a radon inspection?

    During a standard home inspection, your inspector checks parts of the home like the foundation, plumbing, HVAC, and electrical, but radon testing isn’t always included automatically. Usually, you’ll need to request it as an add-on service or hire a certified radon specialist separately.

    When you include radon testing in your home inspection, the inspector places a test device in the lowest livable area of the home, like a basement or first floor, to measure gas levels over a few days. To produce accurate results, “closed-house conditions” are required (like keeping windows and doors closed for at least 12 hours before and during testing).

    If a radon mitigation system is already installed, the inspector can also test whether it’s properly working.

    Different types of radon testing

    There are a few different ways to measure indoor radon levels. DIY radon tests and professional radon inspections both track how much radon gas accumulates in the home, but the process and testing times are different.

    Passive, or DIY, radon test kits
    Passive radon devices can be found at most home improvement stores. They rely on natural air diffusion to collect radon particles over a period of time, usually about a week. Charcoal canisters are the most commonly used in DIY radon tests and absorb radon over several days. Once the test is complete, the device is sent to a lab for analysis.

    Pros: Affordable, simple, and can be done yourself.
    Cons: If instructions and conditions are not precisely followed, the readings can be inaccurate.

    Active, or continuous, radon tests
    Active devices are what professional radon inspectors use. Continuous radon monitors (CRMs) record radon levels in real time. They log hourly readings and environmental factors like humidity and air pressure, giving a detailed picture of radon fluctuations and helping detect tampering or ventilation changes. Once the test is completed, usually after 48 hours, a report is ready to go.

    Pros: Fast, accurate, and ideal for real estate transactions.
    Cons: Higher cost and must be operated by certified professionals.

    For best results, a continuous radon test by a professional is recommended—and for real estate transactions, a professional test is a must.

    How much does radon testing cost?

    On average, buyers can expect to pay between $100 and $250 when a radon inspection is added to a home inspection package, or homeowners and sellers can expect to pay between $300–$600 if ordered as a standalone service.

    Even though costs can vary, radon testing is a small price to pay in the grand scheme of home ownership. If high levels are found, you’ll know before closing, and can negotiate mitigation or repairs rather than discovering the problem later and risking long-term health issues.

    How long does a home inspection radon test take?

    Most home buyers opt for a short-term test during the inspection period, but long-term testing can be valuable after moving in—especially if you plan basement renovations, finish a lower level, or live in an area with a higher risk of radon exposure.

    • Short-term tests: Most professional radon inspections are performed in a 48-hour, or 2-day, period. This timeframe aligns with standard inspection periods and gives quick, reliable results to help guide purchase decisions.
    • Long-term tests: These tests use alpha particle tracking to monitor radon levels over time, and run anywhere from 90 days to one year. Because radon levels fluctuate with weather and home ventilation patterns, long-term tests give the most accurate average.
    • Follow-up testing: If a short-term test result is close to the EPA action level (around 4.0 pCi/L), buyers or homeowners are often encouraged to conduct another test: either a second short-term test for confirmation or a long-term test for accuracy.

    What home inspection radon test results mean

    The EPA measures radon levels in picocuries per liter (pCi/L) of air. Anything above 4.0 pCi/L is considered a concerning amount of radon detected.

    • Below 2.0 pCi/L: Low levels; no immediate action needed.
    • 2.0–3.9 pCi/L: Moderate levels; consider retesting for accuracy.
    • 4.0 pCi/L or higher: Action (like remediation) is recommended

    If your test shows a reading above 4.0 pCi/L, the EPA suggests taking steps to lower the radon concentration before or soon after you move in. Even if levels are slightly below that threshold, many homebuyers choose to install mitigation systems proactively.

    What happens if the home inspection reveals high radon levels?

    Finding high radon levels doesn’t mean you should walk away from the home. In fact, radon issues are pretty common, and highly fixable, at a generally low cost. The solution is usually to install a radon mitigation system, which helps vent the gas safely outside. Most sellers are willing to cooperate since radon issues are fixable and disclosure laws require honesty about known problems. 

    Professional radon mitigation systems, like the pipe and fan system, typically cost $800 to $1,500, depending on the home’s size and foundation type. Once installed, they can reduce radon levels by up to 99%, and most systems are quiet, energy-efficient, and easy to maintain.

    After installation, a follow-up test is performed to make sure the system is working as it should. Ongoing retesting every two years is recommended, or sooner if you renovate the basement or change the HVAC system.

    Steps to reduce radon levels

    • Seal foundation cracks and gaps: Use caulk or polyurethane sealant to close openings around pipes, drains, and floor joints where radon can enter.
    • Improve ventilation: Increase airflow by using existing fans, adding air exchangers, or occasionally opening windows and doors to help dilute indoor radon levels.
    • Treat your water if needed: In rare cases where radon might enter the home through well water, installing a water filtration or aeration system can help.
    • Use radon-resistant techniques during renovations: If you’re remodeling or finishing a basement, preventively add vapor barriers, sub-slab venting, or sealed sump lids to prevent future buildup.
    • Install a radon mitigation system: A licensed contractor can add a vent pipe and fan system that draws radon from beneath the foundation and releases it safely outdoors.

    What houses are most at risk for radon?

    While radon can be found in any home, anywhere, certain factors make some properties more vulnerable than others. Radon enters through cracks in foundations, sump pumps, crawl spaces, and gaps around pipes, so the way a home is built and maintained plays a big role in how much gas accumulates indoors.

    Homes most at risk for high radon levels include:

    • Homes with basements or crawl spaces: Radon seeps up from the soil, so houses with dirt foundations, open-air crawlspaces, or other exposure of the ground to the living space might have higher levels than those built on slabs.
    • Older homes with foundation cracks: Settling over time can open small gaps that allow more radon to enter.
    • Tightly sealed, energy-efficient homes: Ironically, well-insulated newer homes can trap radon indoors because less air circulates naturally.
    • Homes in high-radon regions: The EPA notes higher-risk zones include the Midwest, Northeast, Appalachia, and the Rocky Mountain states, where uranium-rich soil releases more radon gas. But elevated radon levels have been found in every U.S. state.
    • Neighboring homes with known radon issues: Radon can vary significantly from one property to the next, even on the same street—but if your neighbor has high levels, the soil might be similar on your property.
    • Homes that rely on well water: Radon can seep through the groundwater, so if your home has a well, it’s important to get the well inspected and treated as necessary.

    No home is completely immune to radon, and even new homes can have high readings. Builders in many areas now include radon-resistant construction techniques, like vent pipes or vapor barriers, but testing is still recommended after move-in or as part of your new construction home inspection.

    Is radon testing really necessary?

    The short answer is yes: radon testing during a home inspection is absolutely worth it. Because radon is colorless and odorless, the only way to know if it’s present at unsafe levels is through testing. The EPA estimates that roughly one in 15 homes in the U.S. has elevated radon levels, and they can occur in any state, regardless of a home’s age or foundation type. 

    Weather, climate, and temperature changes can cause changes within the soil that allow radon to form and enter the home, so even if levels were fine in the past, testing every two years is recommended.

    That’s why including a radon test in your home inspection protects both your health and your home long term. If high levels are detected, you can negotiate mitigation with the seller or plan for improvements before moving in. Even if results come back low, you’re better off knowing your health is safe. For the small cost involved, a radon inspection is one of the smartest and simplest steps you can take when buying a home.

    Ashley Cotter

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  • Moving With Kids: A Guide to Buying and Adjusting to a New Home

    Buying a home is one of the most meaningful and complex decisions a family can make. Beyond square footage and price, the right home supports your lifestyle, nurtures your family’s routines, and grows with you over time. From choosing a kid-friendly neighborhood to staging your current home for sale and easing the transition for little ones, every step matters.

    With insight from Nina Spears, CEO and founder of Baby Chick, this guide walks families through the process of finding, moving into, and settling into a home that fits both their current needs and their long-term goals.

    1. Choose the right home for your family’s needs

    When it comes to buying a home for your family, it’s about more than just the number of bedrooms or the price tag. Nina Spears shares how to approach house hunting with kids in mind, from choosing the right neighborhood to finding a home that fits your family. “When you’re house hunting for your family, it’s not just about finding a great house; it’s about finding a home where your family can truly thrive.

    If you have little ones, it’s always a good idea to look for homes that are close to parks and playgrounds. Being near quality schools and childcare not only makes daily life smoother and helps create consistency for your child, which is so important for their sense of security, but it also allows your family to stay rooted as you grow within a great community and school system,” Spears emphasizes.

    “For the home itself, thoughtful layouts make a world of difference. Open floor plans let you cook meals while keeping an eye on your toddler, and the good bones of a house help you transform it into the home your family needs. As you tour properties, pay attention to safety and functionality,” she continues, “features like fenced yards, first-floor bedrooms, and durable flooring can make everyday life easier and safer for young kids. You’ll also want to consider long-term livability, from flexible spaces that can evolve into homework zones or playrooms, to the potential for future renovations that accommodate your family’s changing needs.”

    Real estate considerations when buying a home for your family

    • Proximity to quality schools: Research school districts, zoning boundaries, and future construction plans because these often have a major impact on home values and long-term resale potential.
    • Neighborhood safety and amenities: Look for low-traffic streets, sidewalks, and nearby parks or community spaces that make it easier for kids to play and families to connect.
    • Commute and accessibility: Evaluate drive times to work, schools, childcare, and major highways to ensure convenience within your routine.
    • Future growth and resale value: Ask your agent about neighborhood trends, local development plans, and buyer demand in the area.
    • Layout and flexibility: Choose homes with adaptable floor plans like extra bedrooms, bonus rooms, or finished basements that can evolve as your family’s needs change.
    • Storage and functionality: Prioritize homes with ample storage, such as mudrooms, pantries, and garages, to make family life more organized and manageable.
    • Community and lifestyle fit: Explore the neighborhood for family-friendly amenities like pools, playgrounds, and local events.

    2. Time your move strategically

    Timing your move strategically is one of the smartest steps you can take in the home-buying process. Start by reviewing your escrow and closing timelines, which typically range from 30 to 60 days, to determine when you’ll take possession of the property. Coordinating with your real estate agent is crucial to understanding any contingencies, like appraisal, inspection, or loan approval, that could shift your schedule. If you’re selling and buying simultaneously, consider negotiating flexible closing dates to avoid overlapping housing costs. By aligning every step of your move with your closing process, you’ll ensure a smoother, more predictable transition into your new home.

    Spears emphasizes the importance of timelines during a move, especially when considering your kids. “When you have kids, timing your move can make a big difference in how smoothly everyone adjusts. We all know that babies and toddlers do best with consistency, so if possible, try to plan your moving days around nap times and meals to avoid too much overwhelm. For families with school-age kids, it’s also helpful to think about the school calendar year.

    Moving during a break or summer vacation gives children time to say their goodbyes, process the change, and start fresh in their new environment more smoothly. Of course, sometimes life doesn’t align perfectly, and that’s okay. The most important thing you can do is talk to your kids about it. Home doesn’t always mean a place; it’s the people who make the house a home. The more seen and supported your kids feel, the easier it is for them to adapt. And when they see you excited, that energy helps them feel more confident and hopeful, too. Kids are incredibly resilient when they feel safe, heard, and included in the process.”

    3. Prep your current home for sale with kids in the picture

    When preparing your home for sale, strategic staging makes a major difference in how quickly it attracts buyers, and at what price. Focus on showcasing each room’s purpose while minimizing visual clutter and other personal items that can distract from the home’s features. Storage solutions like baskets, ottomans, or built-ins keep essentials tucked away while maintaining a lived-in feel. In addition to storage solutions, utilizing neutral tones and clean surfaces helps buyers visualize themselves in the space, and well-staged photos can make rooms appear larger and more functional. 

    “I know that selling a home with little ones can feel like a full-time job on top of everything else, but with a little planning and teamwork, you can make it much more manageable for yourself and the whole family,” Spears explains. “I always suggest trying to involve your kids in the process if possible. Even small roles can help them feel included and less anxious about the big changes ahead. Turn decluttering into a game by setting a timer for “clean-up races” or letting your toddler choose which toys to pack first. You can also give them a small box labeled “special toys” that stays out until the very end to keep them comforted and entertained during showings and on the big moving day.”

    Another tip Spears shares is the idea of a “go bag.” “Before potential buyers come by, have a ‘go bag’ ready with snacks, wipes, a blanket, and a few activities so you can step out for a walk or visit the park while your home is being shown. And don’t worry about your home looking perfect. Buyers understand that houses with kids look lived in. The goal is to highlight your home’s layout, flow, and potential, not your daily routine, so buyers can immediately picture it as their own.”

    4. Pack and prioritize the essentials

    When it’s time to move, organization is key to keeping stress low and ensuring nothing important gets lost in the shuffle. Start by packing room by room and clearly labeling each box with both its contents and destination in your new home. Keep essential items, like chargers, toiletries, medications, pet supplies, and a few days’ worth of clothes, in a clearly marked “first-night” box or overnight bag. Store critical documents such as IDs, passports, closing papers, and moving contracts in a separate folder or zippered pouch that stays with you at all times.

    Spears adds that, especially with kids, there are a few extra organizational steps to take to ensure low chaos. “Packing for a move with kids takes a little extra strategy and a lot of snacks. I always recommend creating a dedicated “essentials bag” or “comfort box” for each child that stays with you (not on the moving truck). Fill it with their favorite toys, books, pajamas, a change of clothes, a stuffed animal, and anything that brings them comfort or keeps them entertained. It’s also helpful to pack a small box labeled “Open First – Kids” with bedtime essentials like sheets, their nightlight, and any must-haves (like babyproofing or safety items) for that first day and night in the new home. Finally, keep your own “family go bag” handy with snacks, a first-aid kit, and any medications so you’re not rummaging through boxes when everyone’s tired and hungry. These small preparations go a long way in making your move feel less chaotic and a lot more comforting for everyone.”

    5. Settle into the new home quickly

    Once the moving trucks pull away, settling into your new home quickly helps you start enjoying your investment and makes the transition feel seamless. Begin by unpacking essentials first, like kitchen items, bedding, and bathroom supplies, so daily routines can resume right away. Take time to walk through the property, test appliances, note any needed repairs, and familiarize yourself with key systems such as the HVAC and circuit breaker. Updating your address for mail, utilities, and homeowner’s insurance ensures everything runs smoothly from day one.

    “One of the best ways to help your family adjust is to reestablish familiar routines as quickly as possible,” Spears shares. “Start by setting up your child’s sleep space first with their same bedding, nightlight, and comfort items. This helps them feel safe and signals that even though the surroundings are new, their routines stay the same. Keep mealtimes, naps, and bedtime rituals consistent. Those predictable rhythms bring comfort and stability during times of change.” 

    “I also recommend trying to balance the unpacking with moments of connection with the family,” Spears adds. “Sit down together for meals, take a family walk around your new neighborhood, or let your kids help choose where their toys or books go in their room. These little moments together create familiarity and joy amid all the change and (sometimes) chaos. And don’t worry about getting everything unpacked right away. Your home doesn’t have to be all put away to feel welcoming. What matters most is that your children feel safe, loved, and grounded as you all begin this new, exciting chapter together.”

    6. Plan for the long term

    When choosing a home that will grow with your family, it’s important to think beyond your immediate needs and consider how the space will serve you in the years ahead, as well as how it will appeal to future buyers. Location is key: Proximity to quality schools, parks, and walkable neighborhoods can enhance both your lifestyle and your home’s long-term value. A property that balances comfort, practicality, and investment potential ensures your family and your finances are set up for the future.

    “As your family settles in, start thinking about how your new home can grow and evolve right alongside you. Look for ways to make your spaces flexible, a nursery that can later become a playroom or homework nook, or a guest room that can eventually transform into a cozy teen hangout,” Spears adds. “If you have outdoor space, imagine how it can support different seasons of family life, from baby blanket picnics to backyard soccer games to a garden your kids help care for. These small choices make your home feel like a living part of your family’s journey.”

    Spears emphasizes the importance of building connections beyond your home walls. “I can’t stress this enough. Get to know your neighbors, explore local parks, and find community groups or activities that make everyone feel like this truly is home. Those friendships become your support system, your village, the people who show up with a cup of coffee, a playdate, or an extra hand when you need it most. When your home supports your family’s needs and your community nurtures your spirit, you’ve created something truly special: a place that holds your memories, milestones, and the beautiful, ever-changing story of your family.”

    FAQs about moving with kids

    1. How do you make moving with kids less stressful?

    The key to a smooth move is preparation and communication. Talk to your kids early about what’s happening and involve them in simple tasks like packing or labeling boxes. Keeping routines as consistent as possible, especially meals, naps, and bedtime, helps kids feel secure during the transition.

    2. What’s the best way to plan a move?

    Start planning several weeks in advance and create a clear moving timeline. Work with your real estate agent to confirm closing and move-in dates, then schedule movers, school transfers, and utility setups accordingly. 

    3. How can parents help kids adjust to a new home?

    Once you’ve moved in, reestablish familiar routines right away. Set up your child’s room first with their usual bedding, nightlight, and toys to make the new space feel comfortable. Spend time exploring your neighborhood together and introduce your kids to nearby parks, schools, and neighbors to help them feel at home faster.

    4. When is the best time to move with kids?

    If possible, plan your move around your family’s natural breaks — such as summer vacation or between school semesters — to minimize disruption. Early mornings or weekdays often work best for younger children, giving you more daylight to unpack and settle in before bedtime.

    5. What are some real estate considerations when moving with kids?

    When house hunting, look for homes near quality schools, parks, and safe, walkable neighborhoods. Ask your Redfin real estate agent about local zoning, school ratings, and commute times. A home that fits your family’s daily needs will make the adjustment smoother for everyone after the move.

    Wesley Masters

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  • 11 First-Time Home Buying Myths Debunked

    As a first-time homebuyer, it can feel like there’s endless information about how to buy a home. You’ve probably heard advice about how much you need for a down payment, what credit score qualifies you for a mortgage, or whether it’s better to keep renting instead. It’s possible these home buying myths may be holding you back from becoming a homeowner.

    In this Redfin article, we’ll debunk 11 common first-time homebuying myths so you can see what’s really standing between you and homeownership. Whether you’re looking at homes in Nashville, TN, or a condo in Chicago, IL, here’s the truth about buying your first home. 

    Myth #1: You need a 20% down payment

    You don’t need a 20% down payment to buy a home. It’s a common myth that might be preventing you from becoming a homeowner. Many loan programs allow you to buy with little or no money down. 

    • FHA loans: As low as 3.5% down
    • VA loans: 0% down
    • USDA loans: 0% down
    • Conventional loans: 3 – 5% down, depending on the lender

    For conventional loans, keep in mind you’ll need to factor private mortgage insurance (PMI) into your budget. PMI is an additional cost your mortgage lender may require if your down payment is below 20% and the cost is factored into your monthly mortgage payment.

    There are also down payment assistance programs that offer loans or grants that can reduce your down payment amount or closing costs. Down payment assistance programs are offered at local, state, and federal levels, so there are plenty of programs available. 

    Myth #2: Renting is cheaper than buying a home

    Renting isn’t always cheaper than buying a home; however, it depends on several factors. In some cities, the average rent may be equal to or more than a mortgage payment. Mortgage payments are stable over time, whereas your rent may increase each year. 

    Additionally, if you plan to stay in a city for more than 5 years, buying a home can provide more stability and generate more equity in the long run. You can use a rent vs buy calculator to help estimate the difference in costs for your city.

    Myth #3: You only need to save for a down payment

    Even if you’re not putting down 20%, a down payment isn’t the only upfront cost to save for. You’ll need to account for additional expenses like closing costs, agent fees, inspections, and moving costs. 

    • Closing costs: 2 – 5% of the purchase price
    • Agent fees: 1.5 – 3% of the purchase price

    For example, the median sale price for a single-family home in September 2025 was $435,495. In that scenario, the average closing costs could range from $8,709 to $21,774. Agent fees could range from $6,532 to $13,064.

    Sometimes, the seller may cover a portion of the closing costs or the real estate agent’s fees, but that’s not guaranteed. Be sure to factor these additional costs into your budget.

    >>Read: How Much Money Do I Need to Buy a House?

    Myth #4: You need to pay off your student loans first

    You don’t have to pay off student loans before buying a home, it all depends on your debt-to-income ratio (DTI). DTI is your monthly debt payments divided by your gross income. It shows lenders what percentage of your monthly income is paid towards your debts.

    If your DTI is below 36%, you’re generally in a good position to buy a home even with student debt. Most lenders won’t approve a mortgage if your DTI is higher than 36%. So if you fall into that category, you may want to pay off your student loans first. 

    Myth #5: Your credit score needs to be perfect

    You don’t need an excellent credit score to buy a house. Having a higher credit score can help widen your loan options and possibly give you a lower interest rate and better loan terms. However, you don’t need a perfect credit score in order to buy your first home. 

    Here are some of the credit score guidelines for certain loan types:

    • Conventional loan: 620
    • FHA loan: 580 (or 500 with 10% down payment)
    • VA loan: No requirement, but some lenders prefer 620
    • USDA loan: 620 – 640

    If your score isn’t ideal yet, you can still work with a lender to find the best fit and create a plan to improve it over time.

    Myth #6: You shouldn’t buy when interest rates are high

    If now is the right time for you, a higher interest rate shouldn’t necessarily stop you from buying a home. Rates rise and fall, but home prices and inventory can change too.

    If you find the right home and you’re financially ready, it can still make sense to buy now. If interest rates drop in the future, you can always consider refinancing your mortgage. 

    Myth #7: All mortgage lenders offer the same rate

    It’s a common misconception that every mortgage lender offers the same rates and terms. In reality, each lender uses different criteria to determine your rate, and even small variations can have a big impact over time. When shopping for a mortgage, it’s always a good idea to get quotes from several lenders. That way, you can find the one that’s best suited for your finances and homeownership goals. 

    Myth #8: A pre-approval means your loan will be approved

    A mortgage pre-approval shows sellers you’re a serious buyer, but it doesn’t guarantee your loan will be approved. Lenders can still deny an application if something changes – like your income, credit score, or the home’s appraised value.

    Pre-approval is an important first step, but continue managing your finances carefully until you close on the home.

    Myth #9: You don’t need an agent

    Technically, you can buy a home without an agent. However, a great real estate agent can make the process smoother and help you avoid costly mistakes.

    From helping you find the right home to making an offer that stands out, a great real estate agent is your advocate throughout the entire process. They also know the local market and can spot potential issues early on, which is especially helpful for first-time buyers.

    Myth #10: Home inspections are optional

    It’s important to get a home inspection, regardless of whether you’re buying the home with a loan or with cash. More often than not, your mortgage lender will require a home inspection before you buy the home. Even if your lender doesn’t require a home inspection, it doesn’t mean you should skip it. 

    A licensed home inspector may uncover damage or issues with the house that you should be aware of before owning the property. If a home inspection does find significant damage, you may be able to negotiate with the seller to repair the issues, negotiate a lower asking price, or walk away if you have an inspection contingency.

    Myth #11: The listing price is non-negotiable

    The listing price is just a starting point. You can always negotiate an offer, whether it’s the home’s price or asking for seller concessions. In a competitive market, you may need to be prepared to spend more than the listing price, but your agent will know how to make your offer stand out. If it’s a slower market, you may be able to negotiate the price more easily. It’s important to keep in mind that the purchase price can rise or fall depending on market conditions, buyer interest in the home, and other factors.

    Next steps for first-time home buyers

    Don’t let home buying myths hold you back from buying your first home. If you still have questions about your finances or ability to buy a home, speak with a real estate agent, lender, or financial advisor who can help you start your home buying journey. You may find out you’re ready to buy a home sooner than you thought.

    Alison Bentley

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  • What Is a Financing Contingency, And How Does It Work?

    Contingencies are an essential part of any home purchase contract, protecting buyers from financial risk if things don’t go according to plan. The financing contingency, also known as a mortgage contingency, is especially important for buyers who need a loan to purchase a home.

    It gives you the right to cancel the sale and keep your earnest money if your financing falls through before closing. Without this clause, you could lose your deposit – or worse, be legally required to close on the home without financing. 

    Whether it’s your first time buying a home in Seattle, WA or you’re looking to invest in a condo in Austin, TX, understanding how a financing contingency works can help you navigate the process and avoid costly mistakes. In this Redfin article, we’ll break down exactly what a financing contingency is, why it’s important, and how it can protect you throughout the homebuying process.

    What is a financing contingency?

    A financing contingency, sometimes called a mortgage contingency, is a clause in a home purchase agreement that protects buyers who need a mortgage to complete the purchase. It gives the buyer the right to cancel the deal and keep their earnest money if the mortgage application is denied or they are unable to secure financing under the terms outlined in your contract.

    Even if you’re pre-approved for a mortgage, unexpected issues can prevent loan approval, such as a low appraisal, changes to your credit, or a change in employment. The financing contingency gives you a legal “out” if one of these issues prevents you from closing.

    How does the financing contingency work?

    Once the seller has accepted the buyer’s offer and both parties have signed the purchase agreement, the financing contingency period begins. It typically lasts 30 to 60 days, though the exact timeline is set by the terms agreed to in the contract.

    Here’s a step-by-step look at how it typically works:

    1. Apply for a mortgage
    Even if you have pre-approval, you must submit a formal loan application to your lender.

    2. Submit financial documents
    This usually includes tax returns, pay stubs, bank statements, and credit information. The lender uses these to verify your ability to repay the loan.

    3. Lender review and appraisal
    The lender reviews the application, conducts underwriting, and orders an appraisal to ensure the home’s value is equal to or more than the mortgage loan amount. The home appraisal typically occurs within 48 hours of the lender’s request.

    4. Loan decision and next steps
    Once underwriting is complete, the lender either approves or denies the mortgage.

    If the loan is approved:  The lender issues a clear-to-close mortgage commitment letter that the buyer will usually share with the seller. This letter confirms the loan is approved and ready to fund, and the sale moves toward closing.

    If the loan is denied or issues arise: If financing problems occur, like a low appraisal, credit changes, or employment changes, buyers have several options, provided the contingency is still active and all contract terms are met:

    • Request an extension: If more time is required to secure financing, the buyer can ask the seller for an extension. The seller may accept or reject the extension.
    • Seek alternative financing: The buyer may pursue different lenders or loan types.
    • Cancel the contract: The buyer may choose to walk away without losing their earnest money.

    Example scenario of the financing contingency

    You’re buying a $450,000 home with a 45-day financing contingency. During this period, your lender denies your mortgage because of a recent vehicle purchase that substantially increased your debt-to-income ratio. Because the contingency is active and all contract conditions were met, you can cancel the deal and retain your earnest money deposit – protecting you from a major financial loss.

    What is included in a financing contingency?

    The financing contingency is only effective if it remains active and all terms in the contract are met. Waiving the contingency, missing deadlines, or failing to act in good faith can eliminate these protections.

    A financing contingency can vary from contract to contract, but most include several key components that define the buyer’s rights and obligations:

    Timeframe: Usually 30 to 60 days to secure financing. If the buyer can’t get a loan by the deadline and hasn’t requested an extension, they risk losing their earnest money.

    Loan type: Specifies whether the buyer is using a conventional, FHA, VA, or jumbo loan. This matters because each loan type has different requirements and approval timelines.

    Loan amount: The buyer must be approved for a loan amount that covers the purchase price. If the loan comes in short (often due to a low appraisal), they may need to renegotiate or walk away.

    Interest rate cap: Some contingencies include a maximum acceptable interest rate. If mortgage interest rates spike above that number, the buyer can cancel the deal.

    Earnest money protection: This is the core of the clause – it ensures the buyer can walk away and keep their earnest money deposit if financing falls through.

    Closing costs: Occasionally, this section outlines who pays which closing costs, though that’s often negotiated separately.

    Why the financing contingency matters

    Including a financing contingency is important because it protects buyers from being legally obligated to complete a home purchase if they can’t secure a mortgage. Purchase agreements are legally binding contracts, so without this clause, failing to close could expose you to legal or financial penalties. 

    According to a recent survey of Redfin agents, 27.8% of canceled home-purchase agreements were due to buyer financing falling through, and 14.9% were due to a change in the buyer’s financial situation. The financing contingency is a crucial protection for buyers, especially those using a loan to purchase a home.

    Real-world example

    Sarah waived her financing contingency to win a bidding war. But when the appraisal came in $40,000 below the purchase price, her lender reduced the loan amount. Sarah didn’t have enough cash to cover the difference and ended up losing her $10,000 deposit when she couldn’t close on the home sale.

    Situations where waiving the financing contingency may be riskier

    Even in a competitive market, there are situations where waiving this protection could put you at serious financial risk. You may want to keep the financing contingency in place if:

    • You’re a first-time homebuyer. If you haven’t gone through the mortgage process before, you may not be aware of potential delays or surprises that can derail financing. 
    • You have a low down payment. Smaller down payments may trigger stricter lender requirements or private mortgage insurance (PMI), increasing the chance of financing issues. 
    • Your income is variable or recently changed. If you’re self-employed, just changed jobs, or have inconsistent income, lenders may take longer to approve your loan—or deny it altogether. 
    • You’re buying a unique or hard-to-appraise property. Unusual homes can cause appraisal challenges that impact loan approval. 
    • You’re using a government-backed loan. FHA or VA loans often have longer processing times and stricter property standards, which could create unexpected delays.

    In these cases, keeping the financing contingency gives you critical protection if something doesn’t go as planned.

    Situations where waiving the financing contingency may make sense

    In hot housing markets, buyers sometimes waive contingencies to strengthen their offer, but that comes with risk. Here are a few scenarios where waiving your financing contingency might make sense:

    • You’re paying in cash. If you’re not relying on a mortgage to finance the home, the financing contingency becomes irrelevant. Cash buyers have a significant advantage in a competitive market because they eliminate the risk of financing falling through. 
    • You have a strong pre-approval. If your lender has already given you a solid pre-approval, you may feel confident that your loan will be finalized. Strong pre-approvals often come with assurances that your financing is nearly certain, reducing the risk of backing out. 
    • You’re making a large down payment. A substantial down payment can reduce the chances of financing complications. Lenders may see buyers with larger down payments as lower risk, making the loan process smoother and more likely to close without issues.
    • You’re confident in your financial situation. If you’re in a stable job, have a high credit score, and have no significant changes expected to your financial situation, you might be more comfortable waiving the contingency, as the chances of your financing falling through are low.

    Even if one or more of these factors apply to you, waiving a financing contingency still carries risks. If your loan falls through, you could lose your earnest money or even be legally obligated to follow through with the purchase. For this reason, it’s essential to evaluate your situation and the market conditions carefully before deciding to waive this common contingency.

    How to protect yourself if you waive the financing contingency

    If you decide to waive this clause, here are a few ways to lower your risk:

    • Work with a reliable lender: Partnering with a lender known for efficiently closing loans can help avoid issues later in the process. 
    • Increase the down payment: A larger down payment can improve the chances of loan approval and lower the risk of financing falling through. 
    • Have a backup plan: In the event that financing is not secured, having alternative options such as a bridge loan or private lending in place can help protect the buyer.

    FAQs: Financing contingency in real estate

    How long does a financing contingency last?

    A financing contingency typically lasts 30 to 60 days, giving the buyer time to secure a mortgage approval. If the buyer is pre-approved, the process may move faster, possibly shortening the contingency period. However, if more time is needed or unexpected issues arise, the buyer can request an extension, but this depends on the seller’s approval. If financing isn’t secured by the end of the contingency period, the buyer can cancel the deal and walk away with their earnest money, as long as the terms of the contingency are met.

    What happens if the financing contingency period expires without securing a loan?

    If the buyer is unable to secure financing by the end of the contingency period and does not have an extension in place, they can walk away from the deal without losing their earnest money, as long as the financing contingency terms are met. However, the buyer must notify the seller that they are backing out due to financing issues. After the contingency expires, the buyer may no longer have the option to cancel for financing reasons.

    Can a buyer renegotiate the terms of the loan during the financing contingency period?

    Yes, during the financing contingency period, if the buyer faces issues with the loan, such as a lower-than-expected appraisal or a change in interest rates, they may try to renegotiate the terms with the seller. In some cases, they may ask the seller to lower the purchase price or offer concessions to make the loan more affordable. However, the seller is not obligated to agree to these changes.

    What happens if a buyer’s financing falls through after the contingency period?

    If the buyer’s financing falls through after the contingency period has ended, they are typically in breach of contract. Without the protection of a financing contingency, the buyer risks losing their earnest money and may be required to proceed with the purchase or face legal consequences. It’s essential for buyers to meet the terms of the contingency and secure financing within the set timeframe to avoid this scenario.

    Mekaila Oaks

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  • What’s a Structural Inspection and Do You Really Need One?

    When you’re buying a home, the last thing you want in an inspection report is a potential structural or foundation problem. Some buyers may decide to walk away, but if you’re serious about the home, a structural inspection is the next step.

    A structural engineer will look at the foundation, framing, and other load-bearing elements that keep a house safe and stable. Most of the time, the inspection can put buyers at ease and verify whether the issue is just normal settling or if further attention is needed.

    Whether you’re buying in areas prone to foundation problems, like Philadelphia or Dallas, or in wetter climates like Seattle, understanding if and when you need a structural inspection is key to making a confident purchase.

    What is a structural inspection?

    While a standard home inspection looks at the interior and outside of a home for wear and tear or items of concern, a home inspector may only note if something seems off with the structure. A structural inspection by an engineer answers the harder questions: Why is it happening, and is it serious?

    A structural engineer often has years of experience and understanding when it comes to the safe construction of homes and commercial properties. When they inspect a home, they’re looking to see how the house is holding up: the foundation, beams, joists, roof trusses, and load bearing walls. A licensed structural engineer’s inspection typically includes checking for:

    • Cracks in the foundation
    • Sloping floors or bowing walls
    • Moisture damage that could affect the integrity of the house 
    • Drainage, soil movement, and framing connections to assess stability

    When you should get a structural inspection

    Until a home inspector notes something concerning, many people don’t think about calling in an engineer for a structural inspection. Buyers are likely to hire a structural inspector if they want to know more about the bones of the home after the general inspection, and sellers or current homeowners might reach out for a structural inspection if they notice distinct signs of structural issues:

    • Cracks in the foundation or walls: Small hairline cracks are normal as a home settles, but wide, horizontal, or stair-step cracks (especially along brick or concrete block walls) can point to foundation movement or pressure from the soil outside.
    • Floors that slope or feel uneven: If you drop a marble and it rolls to one corner, it can signal issues with joists, beams, or subfloor framing that might be from long-term settling or wood rot.
    • Doors and windows that stick or won’t latch properly: As the foundation moves, the frame of the house might subtly twist, and it can cause doors to jam or gaps to appear around windows.
    • Bowing or bulging walls: Whether it’s a basement wall pushing inward or drywall upstairs rippling outward, that curve can mean the wall is taking on more load or moisture pressure than it should.
    • Sagging ceilings or rooflines: A dip in the ceiling or a wavy roof ridge can hint at overloaded beams, truss damage, or weakened supports from leaks or age.
    • Persistent moisture or water intrusion: Damp basements, musty crawl spaces, or standing water near the foundation can erode soil, compromise footings, and lead to structural instability over time.
    • Rot, rust, or termite damage: Decay and pests feed off the materials that hold your home together, eating away at beams and supports. Small rot holes could actually be a much bigger problem inside the wood.
    • After natural events: Earthquakes, floods, big storms, frost and thaw cycles, or even renovations that add more weight to the home can cause structural shifts that should be evaluated by a professional if something seems off.

    For buyers, structural inspections can make or break a home sale. An “all clear” brings peace of mind, while any concerning findings give buyers leverage to negotiate repairs with the seller or decide to walk away from the house.

    How much does a structural inspection cost?

    The cost of a structural inspection can vary widely depending on your local market, what the inspector is looking at, and if they are giving a professional opinion of an issue or writing and stamping a report. The cost of a residential structural inspection is often a flat fee ranging between $350 – $1500; but the average price homebuyers will pay for a structural inspection is about $550.

    Usually, the cost of a structural inspection includes a professional opinion on a structural red flag that was noted on the home inspection report. A stamped and signed report isn’t usually required unless they find something seriously wrong or the inspection is renovation-focused. Then, the cost will likely go up for the extra time, paperwork, and liability for the engineer.

    While many buyers might baulk at the price of hiring a structural engineer, structural issues in the home can be tens of thousands of dollars to fix—and it’s better to know before signing the final papers.

    Common structural problems and what to do about them

    The most common problems structural engineers find are foundation cracks, water damage, and rotted beams or sagging floors—but what do those issues actually mean when it comes to repairs?

    Foundation cracks

    Hairline cracks from natural settling are usually fine, but wide or horizontal ones may mean shifting soil or water pressure pushing against the foundation. A structural engineer can tell the difference, and if needed, recommend foundation repair methods like epoxy injection or underpinning.

    Water damage 

    Persistent moisture weakens concrete, rusts metal supports, and causes wood framing to rot. Fixing the source, whether that’s poor drainage, leaky gutters, or groundwater seepage, is key before repairing the structure itself.

    Rotted beams or sagging floors 

    These can be symptoms of long-term moisture exposure or overloading. Depending on the damage, repairs might involve sistering new joists to old ones, reinforcing beams with steel plates, or replacing damaged lumber altogether.

    Structural inspections: bottom line

    Structural issues don’t automatically make a deal fall through, but they can change the conversation between a buyer and seller. Even minor structural problems can affect the perceived value of a house since buyers often fear the worst for the bones of their future home.

    That’s why a residential structural inspection by a licensed professional is crucial if any frame or foundation issues are suspected. At best, the inspection can put any worries at ease; and worst case, the report can be a strong negotiation tool or a reason to walk away and find a different home, saving you thousands of dollars in future repairs.

    Ashley Cotter

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  • Who Pays For a Home Appraisal: Buyer, Seller, or Lender?

    When buying, selling, or refinancing a home, an appraisal is almost always a required step in the process. An appraisal verifies the home’s fair market value so the lender can approve the right loan amount. Usually, the buyer pays for the home appraisal, but it can also depend on the situation — no matter if you’re buying a home in Charlotte, NC or Salt Lake City, UT.

    Who pays for the appraisal fee?

    In almost all financed home purchases, the buyer is responsible for paying for the home appraisal, even though the lender orders it to confirm that the property’s value is equal to or greater than the loan amount.

    You’ll usually pay for the appraisal after you lock-in your rate but before closing. Sometimes, the fee or a credit for the fee is collected at closing, but most lenders require payment in advance before the appraisal can take place.

    Average appraisal cost: $400–$900

    Who orders it: Your lender

    Purpose: To confirm the home’s value for the mortgage approval

    Because appraisals happen early in the lending process, the fee is typically nonrefundable once the report is complete, even if your loan is denied, the deal doesn’t go through, or you switch lenders.

    Why don’t sellers pay for the home appraisal before listing?

    While it might seem like an appraisal would help sellers set an accurate listing price, they’re often considered an unnecessary expense for sellers—an appraisal is mostly a tool for lenders. A lender requires an appraisal to verify the home’s value for a loan, but sellers will use a real estate agent’s comparative market analysis (CMA) to set their listing price.

    A CMA, referred to as comps, gives a free, data-driven estimate of a home’s market value based on similar recent sales, current listings, and local trends. It’s fast, flexible, and tailored to pricing strategy, while an appraisal is a more rigid, loan-based valuation—but both can be affected by the rapidly changing housing market.

    That said, some sellers choose to order a pre-listing appraisal if:

    For most sellers though, a professional appraisal before listing is an unneeded cost, especially since the buyer’s lender will require a new appraisal anyway once an offer is accepted.

    Who decides the appraisal fee?

    Buyers don’t actually choose their appraiser or shop around for a price. Most lenders work with an Appraisal Management Company (AMC), which functions as a middleman between lenders and licensed appraisers.

    The AMC assigns a local appraiser to evaluate your property and sets the appraisal cost based on the home size and location, the type of property, and how complex or unique the process is.

    These fees are standardized within each lender’s network to keep the process fair and compliant with federal lending laws. This setup helps prevent any potential conflict of interest between lenders and appraisers (for example, lenders can’t pressure appraisers to say the home is worth a certain value).

    Because of this system, appraisal fees can vary slightly from lender to lender, but they’re not negotiable with the appraiser themselves. The appraiser will send the invoice to the lender who then passes it directly on to the buyer.

    What happens to the appraisal fee if the deal falls through?

    Basically, the appraisal is a nonrefundable step in the due diligence process, similar to a home inspection fee.

    If the sale doesn’t close—whether due to financing issues, inspection results, or a change of plans—the buyer still pays for the appraisal if it’s already been done. Once the appraiser has looked at the home and issued a report, the service is complete, and the cost remains your responsibility.

    Can you transfer an appraisal to another lender?

    Buyers might switch lenders mid-transaction if they found a better rate elsewhere or were denied the loan. Sometimes it’s possible to transfer the appraisal over, but if a new appraisal is required by the new lender, the buyer pays again. The loan type and individual lender policies are what will determine if a completed appraisal will transfer.

    • Conventional loans: Transfers may be allowed if the new lender accepts the same appraiser and management company (like if buying a house within the same area).
    • FHA, VA, or USDA loans: These are usually assigned to the property and can be reused within a set time frame.

    When the seller might pay for the home appraisal

    Buyers almost always pay for the home appraisal, including if the first one expires or there’s a change in lenders. But if the appraisal comes in low and the buyer has an appraisal contingency, then the cost of a second appraisal will likely fall to the seller disputing the report. 

    Sometimes the seller might agree to pay the appraisal fee in other special circumstances:

    • Seller concessions: To attract buyers or close the sale, a seller might offer to pay part or all of the appraisal fee as a seller’s credit.
    • Low appraisal negotiations: If the appraisal comes in lower than the purchase price, a seller may chip in for a second appraisal or towards the gap in appraised value and offer price to keep the home purchase on track.
    • New construction homes: Sometimes builders include appraisal fees as part of a closing incentive or as a negotiation tactic.

    Do you have to pay for the appraisal fee upfront?

    Most of the time, yes—the buyer pays for the home appraisal before closing, at the time it is ordered to avoid any delays in payment or processing. However, the fee will be listed as part of the closing costs, with a credit saying already paid. If covering the appraisal fee is included in negotiations, the appraisal will still need to be paid for upfront with a credit offered at closing.

    For refinancing, the homeowner pays the appraisal fee

    When you refinance your mortgage, your lender will ask for a new appraisal to get an idea of your home’s current value. This helps your lender know that your property still supports the loan amount you’re applying for, especially if values in your area have changed or you’ve made upgrades to the home.

    A refinancing appraisal shows how much equity you have and helps the lender calculate your loan-to-value ratio, which influences your refinance terms and interest rate. Just like with purchase appraisals, you’ll pay the fee upfront, and it’s nonrefundable once the appraisal is done.

    Bottom line

    Most of the time, the buyer or homeowner pays for the home appraisal, even though it protects the lender. It is a typical borrower expense and part of the cost of securing a mortgage. You might be able to negotiate for the seller to cover the appraisal fee, but it’s best to budget for it upfront — and remember, once the appraisal is completed, it’s nonrefundable.

    Tip: Want a head start before paying for an appraisal? Check your home’s value with Redfin’s Home Value Estimator to see how it compares to similar homes in the area.

    FAQs: Who pays for the home appraisal

    What happens if I don’t pay the appraisal fee?
    If you don’t pay the appraisal fee, your loan process can’t move forward. Lenders require an appraisal before approving or funding a mortgage, and most won’t schedule it until the fee is paid. By failing to pay for the home appraisal, you could delay your closing or even cause your loan application to be canceled.

    Why do you have to pay for a home appraisal upfront?
    Buyers pay for a home appraisal upfront because the lender needs the report early in the loan process to move things forward on time. The fee covers the appraiser’s work and can’t be rolled into your loan balance since the appraiser is an independent third party. Paying before the appraisal means the report can be completed on schedule, the loan amount can be verified, and the appraiser is compensated even if your loan doesn’t close.

    Do I still pay for the appraisal if my loan is denied or I don’t buy the house?
    Yes. The appraisal fee must be paid if the service was completed, even if your loan isn’t approved or the deal falls through.

    Who pays for a second appraisal?
    The buyer is usually responsible for appraisal costs, unless the seller wants to order another one to challenge a low valuation.

    Who decides the appraisal fee?
    The appraisal management company sets the cost based on property type, market conditions, and turn-around time.

    How can I get a house appraised for free?
    You can’t get a formal home appraisal for free, and a licensed appraisal is required for lending purposes. But you can use free tools like the Redfin Home Value Estimator or request a comparative market analysis from a real estate agent to get an idea of what a home is worth. If you’re refinancing, sometimes less expensive appraisal options are available, like desktop or drive-by appraisals.

    Ashley Cotter

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