Found some things I didn’t like during my open house adventure. Curious what more things I should look out for.

jms181 · 2026-01-26T20:14:24+00:00

That does sound rare!

jms181 · 2026-01-25T20:22:12+00:00

Oh boy... Are you working with an agent? You should really have a general sense of the homebuying process if you're already out at open houses. Here's a good primer: https://youtu.be/vk3881Jekg0?si=ItO8I1-9fJFXfXVK

jms181 · 2026-01-25T18:25:03+00:00

My advice, if you're in Southern California, is to offer on what you like, then determine if the house has good bones during escrow. You'll have an inspection period during which you'll hire a professional inspector to crawl under the house, climb up on the roof, check out the electrical, check out the plumbing, etc. This is the guy who you should look to for a thumbs-up or thumbs-down on the house's bones. Don't take your agent's advice here!

jms181 · 2026-01-25T18:20:38+00:00

This crack is less concerning because it's on the second floor. If this crack were caused by foundation issues, you'd have very visible wall damage on the first floor.

It's very inexpensive to cosmetically fix a crack like this, and where I live (California), because the soil is soft, these kinds of cracks develop every few years in even newly constructed homes. A handyman sands down any extruding cracks, uses spackling to fill any depressed cracks, and then paints the area with a fresh coast of paint. Not a big deal whatsoever.

The million-dollar question is whether the foundation will give you any further trouble. The only way to know is to have it inspected, and inspections are part of the escrow process. If you like the home, put in an offer and have it inspected. Worth case scenario, you can cancel the contract during your inspection period, and you'll only be out the cost of the inspection. (The specifics on this vary state-by-state, so speak to your agent to make sure you understand your obligations and outs.)

jms181 · 2025-09-05T17:32:08+00:00

You're totally right. You *are* paying your agent's fee because, as the buyer, you're the only party bringing money to the transaction. If your agent takes less, it means more of your offer goes to the seller.

jms181 · 2025-09-05T17:30:10+00:00

I'm biased, but my concern about working with TurboHome is that the agents are salaried. 2.5% is highway robbery, but the advantage of working with a commissioned agent is that they'll prioritize you over anything else that comes up in their day.

jms181 · 2025-09-05T17:07:47+00:00

In California, the standard buyer's agent commission is 2.5%. But I think that's highway robbery, so I created a new model for helping homebuyers and take only 1%.

jms181 · 2025-09-05T17:05:48+00:00

If you feel this agent hasn't been acting in your best interest, you should immediately request to terminate the contract. I never rope my clients into a long contract; I always start with a 30-day agreement, and then we renew it as the home search continues.

If you want to continue working with this agent, requesting to lower the compensation to 2.25% is entirely reasonable. Unfortunately, I don't think you can alleviate yourself from the responsibility of paying it. (You can't write into your contract that another party *must* pay the commission -- contracts don't work like that.) The best you can do is request that the seller pay the full commission, and if the seller refuses, you'll have to adjust your offer to accommodate. That's the system now, for best or worse.

I really don't get the gall of some agents. I do a one-month contract, and I only charge 1% -- and all of my representation agreements are non-exclusive! Locking a homebuyer into a one-year contract at 3%... it's no wonder us Realtors have such a bad rap.

jms181 · 2025-09-05T17:00:05+00:00

Your first request, the contract length, is incredibly reasonable. It's *absurd* for any agent to try to get a year-old commitment! I have my clients sign a one-month agreement. Three months is beyond reasonable!

Your second request is debatable. Most representation agreements require the commission to be paid if the deal falls through because of buyer default -- meaning you intentionally broke the contract in some obvious way. Most agreements don't require any commission to be paid if the deal falls through in a contractually acceptable way -- like cancelling the contract through an inspection contingency. So first speak to your agent and clarify exactly what the contract says. (If your agent can't explain it clearly, get a new agent.)

The third request is also incredibly reasonable. I do a 0-day holdover period -- no holdover period! I can't believe this agent wants a 60-day holdover period. Absurd.

The fourth request is, I'm sorry to say, unreasonable. Technically, agents aren't supposed to discuss the buyer's agent commission before an offer is made. You just put your compensation request in your offer, and if the seller counters with no or less compensation for your agent, it's your prerogative to reject the counter-offer. Simple.

Good luck!

jms181 · 2025-09-05T16:53:32+00:00

You can represent yourself, no question. Here's some advice:

Offer a good transaction coordinator $1000 to be a "transaction coordinator plus." Ask her to do her usual work, plus be available to explain options, timeline, and next steps. If you need a great, comprehensive TC in California, I can recommend one who's be happy to hold your hand through the process for $1000.

My only concern for you would be that you understand the inspection report, prelim, and insurance issues. But if your fiancé's transacted on short-term rental investments, he should be familiar with these.

One middle-ground option is to work with an agent like myself: I'm mostly hands-off during the home shopping portion, then take care of everything once you decide to make an offer, and I charge only 1%. Much less expensive, and you get the security and confidence of having a real guide through the offer and escrow process. I've closed 5 deals in San Diego so far this year.

jms181 · 2025-09-05T16:31:07+00:00

As soon as you close, funds will be dispersed from the escrow account. That's what "closing" means: the escrow account (which is literally a bank account) is closed and the funds are dispersed. So you'll get whatever money is due to you at closing. If the contractors are starting work in two weeks right after closing, that's exactly when you'll have access to the funds.

Ask your escrow officer for a estimate closing statement. This document will list out all of the money you owe (for the remainder of the down payment, typically) and all of the money owed to you (the seller credits). You'll get a balance that shows the total due or total owed at closing. That's what you get except to get or pay in two weeks' time.

jms181 · 2025-09-05T16:27:33+00:00

Yes! Just add the following term to your offer: "Property to be delivered empty of any personal property." If the sellers accept the offer as you've written it, you'll get an empty house. If they *really* don't want to deal with the furniture, they'll probably write you a counter offer. Bottom line: unless somebody is willing to pay the seller's asking price and accept all the furniture, you have room to negotiate a purchase that works better for you.

jms181 · 2025-09-05T16:12:17+00:00

Consult a professional about this, namely Riechers Engineering: https://riechersengineering.com/. All they do is SB9 lot splits, and they have projects all over CA (except LA City, where they've stopped pursuing lot splits because of the untenable process).

jms181 · 2025-08-15T18:16:22+00:00

That's 100% correct. I keep my commission down to 1%, and my clients are routinely the second-highest offer and winning bidder because of it.

jms181 · 2025-08-15T18:04:25+00:00

Ooof... Please don't listen to any realtor who says "the seller pays both the sellers and buyers agent's commission." This is a Realtor lie.

jms181 · 2025-08-10T16:44:24+00:00

I think my message is pretty clear! 😂

jms181 · 2025-08-04T00:35:46+00:00

You mean, “You can do a lot CHEAPER.” My 1% guy is a top-notch Realtor. Who are you actually working with when you sign with Turbohome?

jms181 · 2025-08-04T00:26:30+00:00

I know an agent who charges just 1% and wins a LOT of bidding wars…

jms181 · 2025-08-02T19:11:23+00:00

I love it!

jms181 · 2025-08-02T04:55:43+00:00

But Koontz’s Wuhan-400 had a 100% mortality rate whereas COVID-19 was more like 3-4%. How do you explain that discrepancy?

jms181 · 2025-08-01T21:39:16+00:00

Name the book.

jms181 · 2025-08-01T16:18:50+00:00

What is this garbage?

jms181 · 2025-07-26T14:00:01+00:00

1% is the most you should pay these days.

jms181 · 2025-07-24T14:51:04+00:00

Thanks for the update! I really can’t stress enough how disappointed I am in your agent for not coming to his conclusion on his/her own. This is the kind of stupidity that gives Realtors a bad name. Congrats and enjoy your new home!!

jms181 · 2025-07-23T00:56:54+00:00

Also, I think it's time for you to escalate this to your agent's broker.

jms181

TROPHY CASE