You’ve seen every house on the market and you’ve finally found the spot you can't wait to call home. In fact, you’ve mentally decorated it and planned your new life, down to the barbecues and block parties you’ll have with your awesome new neighbors.
Hold on... Slow down. As you know, you still have one giant hurdle to overcome: You've got to make the offer that wins the house. And in a highly competitive housing market, that can be easier said than done. Don’t blow your chances with any of these common home offer mistakes.
1. Dragging your feet, delaying
If you love a property, the worst thing you can do is wait to make an offer. Of course, you're allowed to have feeling of uncertainty, after all, this is likely the biggest financial decision of your life. But the longer you vacillate, the greater the chances you'll set yourself up for failure.
Time kills transactions, dragging your feet means you could wind up paying more in a bidding war situation or missing out on the property all together.
Not only should you be emotionally ready to pounce, but be logistically ready as well. That means pulling together all of your paperwork—bank statements, pre-approval letter, and any documents supporting proof of funds—while you're house hunting.
Get everything ready so we can act fast when we find a home you love.
2. Offering your max pre-approved amount
Today’s sellers are often besieged by multiple suitors, and the successful buyer will be one who's prepared for a bidding war. Make sure you've got a strong financial arsenal. That means getting pre-approved (do this now, if you haven't already) to show a seller you're financially prepared to buy a home - their home.
However, when you make an offer, beware of submitting a price that exactly matches the amount you were pre-approved for. Many buyers come in with a pre-approval for the exact offer price, but when you’re competing against other offers, including cash offers, you want to show financial strength. An exact pre-approval could make a listing agent nervous because not only does the buyer not have any wiggle room to negotiate, but they might no longer qualify if interest rates rise.
In this market I often advise buyers to look at homes under their max loan amount, When you have to bid against multiple offers, they will need some room to go up, and if they are at their maximum amount, that may not happen.
3. Using an obscure lender
Also consider using a well-known local mortgage lender or bank, agents, and therefore sellers, are generally more comfortable with a local lender they know.
Trust your agent and bid accordingly - even if it means offering a little more than you think you could get away with. If you low-ball the seller in the hope that it'll spark a negotiation, it could backfire - especially in a seller's market.
A lowball offer that isn't backed up with math or comparable sales data is disrespectful and could turn off the seller and possibly mean you will miss out on the property completely.
5. Waiving the inspection contingency
I don't care whether it’s new construction or even your mom’s house you’re buying from her—get it inspected.
An inspection is the only way to uncover potential flaws that could cost major cash to fix. And if you waive the inspection contingency in your offer, you stand to lose your earnest money if you back out.
6. Letting outsiders sway your offer
When you're buying a home, you probably want a second opinion. And probably a third, fourth, and maybe even 10th. We totally get it. But beware of allowing these people - who mean well but haven't seen the many, many other homes you've seen - influence your offer.
The 'adviser' does what they think is best and tries to protect the buyer and usually slams the home. Unfortunately, they don't have the education in seeing the other 10 homes or understanding the market.
If you're going to rely on outside advice, then ask that the person accompany you through as much of the process as possible.
7. Not selling yourself
Wait, isn’t it the seller who, you know, does the selling? It might not sound quite fair, but in a seller’s market, you want to make sure you—the buyer—look as good to the seller as that picture-perfect house looks to you.
And it's not just about looking good on paper. In fact, the offer process begins the moment the buyer steps through the door at the open house or showing.
In today's highly competitive environment, the listing agent is trying to determine which buyer will be the easiest to deal with, that’s why buyers should avoid pointing out defects, asking a lot of nitpicky questions, or even insulting the owner’s taste by discussing changes they want to make.
Basically buyers who act less than enthusiastic will see themselves at a competitive disadvantage when sellers are comparing multiple offers.
And, don’t forget to help seal the deal with a love letter—a personal touch could be enough to boost you to the top in the seller’s mind.
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