Escrow Inspections & Appraisals

Inspections & Appraisals: What to Expect and How to Prepare Buyers will do their homework, and they’ll use it to negotiate. Inspections and appraisals are two of the most critical stages where deals can stall, shift, or stay on track. I prepare you for both.

Inspections

Most buyers will schedule a general inspection within the time allowed in the contract. In residential transactions, this typically happens during the option period, when the buyer has the unrestricted right to terminate. For commercial deals, it’s called the feasibility period a time when buyers evaluate whether the asset meets their investment criteria. Some buyers may bring in multiple specialist roof, HVAC, foundation, or structural to dig deeper. Commercial buyers may go further with environmental audits, soil testing, or Phase I studies if their lender requires it. I help you prepare your property in advance so you’re not caught off guard by issues that can be flagged or used to reduce your price.

Appraisals

If financing is involved, the buyer’s lender will order an appraisal to confirm the property’s value. This determines how much the bank is willing to lend. I make sure the property is presented in its best light to support your contract price. For commercial sales, that includes documentation on income, leases, expenses, and condition reports.

Contingencies & Buyer Due Diligence

Contingencies are deal conditions that must be met before the contract is locked in. Common examples include:

• Inspection contingency
• Financing and insurance contingency
• Review of title, disclosures, and permits
• Property condition and repair negotiation

Buyers have the right to perform a full due diligence review, and they will. From pest and mold reports to pool inspections or septic system checks, every property gets scrutinized. My job is to guide you through this stage, manage expectations, and help you navigate any renegotiation requests with facts not fear.

How I Protect Your Position

Buyers will always try to negotiate but that doesn’t mean you have to lose ground. When inspections raise concerns, I step in with clarity, not emotion. I leverage real market data, contractor estimates, and deal experience to separate legitimate issues from buyer tactics. My job is to protect your equity, push back when needed, and keep the deal moving without compromising your bottom line. You don’t just need an agent you need an advocate who knows exactly how to defend your value.

How Title & Escrow Work in Texas Closings

In Texas, closings are handled by a title company with an assigned escrow officer who manages the transaction. Their role is to ensure that the title is clear free of unpaid liens, encumbrances, or legal issues and that all documents are properly recorded. I coordinate closely with the escrow team to ensure accuracy, protect your interests, and facilitate any additional needs including 1031 exchanges when applicable. From contract to close, I make sure nothing gets missed and keep the process moving smoothly all the way to closing.

Loan Approval: What Matters to You

I recommend accepting offers from buyers who have a formal loan approval or written commitment not just a pre-qualification. A serious buyer should come with proof that they can perform. Once under contract, expect a lender-ordered appraisal to confirm the value, which can influence final approval. I help set the tone with strong pricing and presentation that supports your number.