Eight things that homebuyers should never agree to in today’s real estate market. If you’re thinking about buying in Los Angeles, Porter Ranch, or anywhere in the San Fernando Valley, these tips could save you thousands of dollars and a whole lot of stress. Let’s get into it.
1. Never Tour a Home Without a Signed Buyer Agency Agreement
One of the biggest mistakes I still see buyers make is walking into a property without representation, and worse—without a signed buyer agency agreement. That agreement doesn’t just protect your real estate agent, it protects YOU as the buyer. Here’s why: if you make an offer and the seller isn’t offering compensation for your agent, you could suddenly be on the hook for three to four percent out of pocket. If you had a signed agreement beforehand, everything would have been crystal clear, and you’d also have negotiating power to ask the seller to cover part or all of the commission. Bottom line: don’t leave it to chance. Get it in writing before you step into a single home.
2. Never Rely Solely on the Seller’s Reports
Sellers will often provide inspection reports, termite reports, or disclosures. That’s great, but they aren’t looking out for you. Hire your own inspector, whether that’s for the home, the roof, the HVAC, or even a survey. Just a few weeks ago, we represented a buyer on a home that had already been tented for termites. The sellers even handed us a clean termite report. But when our inspector came in, we discovered over four thousand dollars’ worth of dry rot and fungus damage that the seller’s report didn’t mention. Because we had our own report, we were able to negotiate those repairs. Remember—this isn’t like buying a carton of milk. This is likely the biggest financial investment of your life. Always get independent inspections.
3. Never Skip the Final Walkthrough
I know this one feels obvious, but you’d be surprised how many buyers close escrow without doing the final walkthrough. I’ll never forget a short sale during the foreclosure crisis: we knew the roof was bad, but during the walkthrough, after a big rainstorm, the living room ceiling had collapsed. Because we caught it before closing, the bank had to issue our buyers a credit. If we hadn’t done that walkthrough, our clients would’ve been stuck footing the entire bill. Always, always, always do the final walkthrough.
4. Don’t Make an Offer Sight-Unseen
Online photos can be deceiving. I’ve had buyers ready to bid seventy-five thousand over list price before even walking into the house. Once they saw it in person, it turned out the home was too small and lacked essential space. Now, I get it—sometimes relocation clients can’t make it in person. In that case, have your real estate agent do a full video walkthrough with a high-quality camera, not just Facetime. That way, you get a clear, narrated view of every corner, flaw, and feature.
5. Avoid Open-Ended Sale or Purchase Contingencies
It’s okay if a seller needs to find another home before selling theirs, but you need a clear deadline. Otherwise, your deal could get tied up for months. In California, we typically use a seventeen-day contingency. If the seller hasn’t secured a new home by then, you can walk away. Also, make sure the contract protects you financially. If you’ve spent money on inspections and appraisals and the seller backs out, you should be reimbursed.
6. Never Rely on Verbal Agreements
If the seller promises to leave the couch, the patio furniture, or the washer and dryer, get it in writing. I can’t tell you how many times buyers were told something verbally only to find it gone on move-in day. If it’s not in writing, it doesn’t exist.
7. Don’t Let the Seller Stay Without a Leaseback Agreement
Post-closing occupancy has become more common, but without a written use-and-occupancy or leaseback agreement, you’re opening yourself to serious legal issues. The agreement should state the move-out date, daily rental rate, and all terms clearly. I’ve seen situations where sellers refused to move out, and without a formal agreement, buyers had no leverage. Protect yourself.
8. Watch Out for DIY Fixes
Some sellers try to cover up problems with quick, cosmetic fixes. If you want to learn how to spot those red flags, check out my other video where I walk you through exactly what to look for.
I’m Scott Himelstein with the Scott Himelstein Group, your trusted Los Angeles real estate agent. If you found this helpful, hit that subscribe button, drop a comment, and reach out if you’re thinking about buying or selling in Los Angeles, Porter Ranch, Granada Hills, or anywhere in the San Fernando Valley. I look forward to helping you make your next move.
