Buy

Before scheduling home tours or submitting an offer, you must show sellers that you are financially qualified and ready to execute a purchase agreement:

• Financed Purchases: Obtain a formal Mortgage Pre-Approval Letter from a reputable lender. This confirms your borrowing capacity and shows sellers you are a serious buyer.

• Cash Purchases: Secure a recent Proof of Funds (POF) statement (such as a bank or brokerage statement showing sufficient liquid funds) dated within the last 30 - 60 days.

Transparency First: Your Written Representation Agreement

Under Florida real estate guidelines, REALTORS® entering homes or conducting live virtual tours with buyers must have a written agreement in place prior to touring. Far from being a burden, this agreement is designed to protect you by outlining exactly what services I provide, how representation works, and how broker compensation is handled.

To ensure you feel completely comfortable with our partnership, I offer flexible agreement options tailored to your timeline and search goals:

• Property Pre-Touring / Single-Property Showing Agreement: Perfect for our first home tour or a single property visit. It covers that specific home without committing you to a long-term search agreement.

• Exclusive Buyer Brokerage Agreement: A comprehensive search agreement establishing a dedicated working relationship over an agreed timeframe (e.g., 30, 180, or 365 days), providing you with full support from property search to closing.

How Compensation Works:

Compensation is fully negotiable and discussed transparently upfront - it is never set by law or MLS defaults. In many Florida transactions, buyer-broker compensation is negotiated directly into the purchase contract as a seller concession, minimizing your out-of-pocket expenses while ensuring you have expert, independent representation.

I work closely with you to pinpoint homes that align with your lifestyle, budget, and long-term goals. To ensure no opportunity is missed, I maintain a detailed preference tracker for every home you like, using those insights to identify additional properties that match your criteria. Once you find "the one," I prepare an exhaustive Comparative Market Analysis (CMA) based on recent neighborhood sales- equipping you to submit a strong, data-backed offer with complete confidence. 

Disclaimer: I am a licensed Florida Real Estate Broker Associate, not an attorney. The contract and rider summaries below are provided  for educational purposes only and do not constitute legal advice. 

Florida offers are submitted using standardized agreements - most commonly the FAR/BAR "AS-IS" Residential Contract for Sale and Purchase.

Key forms and disclosures include:

• AS-IS Residential Contract (FR/Bar AS-IS): Allows the buyer an inspection period to evaluate property condition and cancel with deposit returned if dissatisfied.

• Seller’s Property Disclosure (SPDR-4x): Outlines known property defects and history.

• Flood Disclosure (FD-1): State-mandated form detailing prior flood insurance claims or water damage.

• Homeowner’s/Flood Insurance Rider (Rider H): Protects buyers by allowing cancellation if acceptable homeowner's or flood insurance cannot be obtained within a set window.

• HOA / Community Disclosure (Rider B): Mandatory disclosure detailing association fees, bylaws, and application procedures before submitting an offer.

• Lead-Based Paint Disclosure (Rider P): Required for homes constructed prior to 1978.

• Mold Inspection Rider (Rider I): Allows a dedicated mold inspection and negotiation/cancellation rights if moisture or air quality issues are uncovered.

• Wire Fraud Prevention Notice (WFPN-3): Critical warning emphasizing that wiring instructions must ALWAYS be verbally verified with the closing title company.

• FHA / VA Financing Rider (Rider E): Ensures property meets federal minimum property standards and appraisal requirements.

• Appraisal Contingency (Rider F): Protects conventional buyers if the appraisal falls short of the contract purchase price.

• Seller Broker Compensation Agreement (Rider GG): Formally documents seller agreement to pay buyer broker compensation.

• Back-Up Contract Rider (Rider W): Allows a buyer to place a binding backup offer on a pending property.

• The seller typically has 2 days to accept, reject, or counter your offer.

• If countered the original deal is off the table and you have a set window (usually another 2 days) to accept, counter, or decline.

• Once both parties sign, the contract is fully executed, and escrow begins. You are now introduced 

Once your offer is accepted, escrow officially opens. This is typically when you are introduced to the closing title company (unless you requested specific closing details prior to submitting your offer).

• How Escrow Works: You will submit your Earnest Money Deposit (EMD) - typically 1% to 3% of the purchase price - to the designated escrow holder/title company within the deadline outlined in your contract (usually within 3 business days of execution). This deposit demonstrates good faith and is credited directly toward your total cash required at closing.

• Who Chooses & Pays for Title? In Florida, regional customs dictate who selects and pays for the title insurance policy:

  • In many West Central Florida counties (such as Hillsborough, Pasco, and Pinellas), it is customary for the seller to choose the title company and pay for the owner’s title insurance policy. Sellers often select their title company prior to listing. This can benefit you as a buyer, since the title work may already be underway - creating a smoother, faster transaction.

  • As a buyer, you always retain the right to select your own preferred title or closing company if you choose to negotiate those terms in your offer.

• ⚠️ CRITICAL SAFETY NOTICE: Wire Fraud Prevention
  Wire fraud in real estate transactions is a serious and increasing threat. Always verbally verify all wiring instructions directly with the receiving title company using a known, trusted phone number (never rely solely on phone numbers provided in unverified emails or texts) BEFORE wiring any funds. If you'd like additional peace of mind, your bank often has a trusted wire transfer representative that can often assist for a nominal fee. 

During your inspection contingency window (typically 7 to 10 days), hiring a licensed home inspector ensures you evaluate the home's true condition before moving forward:

• General Home Inspection ($345 - $700+): Thorough evaluation of the roof, structure, foundation, electrical, plumbing, and HVAC systems.

• 4-Point Inspection ($50 - $200): Focuses on the roof, electrical, plumbing, and HVAC. Required by Florida insurance carriers for homes 20+ years old.

• Wind Mitigation Inspection ($50 - $200): Checks windstorm protective features (roof attachment, impact protection) to unlock significant homeowners insurance discounts.

• Wood-Destroying Organism (WDO) Inspection ($85 - $200): Identifies termites, wood-boring beetles, and decay fungi. Required for VA financing.

• Sewer Scope Inspection: Runs a camera through the main plumbing line - whether connected to public sewer or a septic system - to detect cracks, roots, or blockages.

• Septic System Inspection: Evaluates drain field performance, tank integrity, and proper drainage (often pumped during inspection for visual checks).

• Well Water & Equipment Inspection: Tests mechanical well components (pump, pressure tank, softeners) and sends water samples for lab testing (bacteria, lead, nitrates).

Buyer Options: All inspections are optional - except where specifically required by your lender (such as a 4-Point or WDO inspection) - giving you complete flexibility. If inspections reveal significant defects, you can request seller repairs, negotiate a closing credit, or cancel the contract with your earnest money deposit fully refunded provided a Release and Cancellation is executed prior to the inspection deadline.  

If applicable:

• Review bylaws, budget, and estoppel disclosures during the review period.

• Complete the HOA application ($100–$200 fee) and background check promptly per contract timelines.

Securing the right insurance policy early in the transaction is essential whether you are buying with financing or cash. Insurance coverage protects your investment from day one and ensures loan compliance when applicable. You will select the insurance agent of your choice for your purchase—and if you already have a trusted insurance provider for your auto or current home, they may be able to write your new Florida policy or bundle your coverage for additional savings. 

• Single-Family Home (HO-3) Policies: Covers the physical dwelling structure, attached/unattached structures (like fences or sheds), personal belongings, and liability protection.

• Condo (HO-6) Policies: Designed for condominium owners. While the HOA’s master insurance policy generally covers the exterior building shell and common areas, an HO-6 policy covers your unit's interior ("walls-in" coverage - flooring, drywall, fixtures), personal contents, and personal liability.

• Flood Insurance Options (FL-FD1 & Rider H): Standard homeowners policies do not cover rising floodwaters. Flood insurance can be purchased through the National Flood Insurance Program (NFIP) or private flood carriers. Even if a home sits in a low-risk flood zone (Zone X), securing a flood policy is often recommended across Florida.

• Contents & Personal Property Coverage: Evaluates the replacement cost of your furniture, electronics, and personal valuables inside the residence.

• Additional Endorsements to Discuss with Your Agent:

  • Water Backup / Sump Overflow Coverage: Protects against interior water damage from backed-up drains or plumbing.

  • Ordinance or Law Coverage: Helps cover the increased cost of rebuilding to current building code standards after a loss.

  • Animal Liability: Important if you own pets, as carrier restrictions vary widely.

  • Screen Enclosure / Patio Coverage: Optional endorsements for pool cages and screen structures common in Florida.

💡 Pro Tip: Insurance quotes should be requested as soon as your home inspection, 4-Point, and Wind Mitigation reports are complete. Providing these reports directly to your licensed insurance agent unlocks available discounts and helps finalize binding coverage prior to closing.

• Title Search: The title company verifies clear ownership without liens or encumbrances.

• Survey: Verifies property boundaries, fence lines, and easements.

• Appraisal: Ordered by the lender for financed purchases (or optional for cash buyers).

• Closing Disclosure (CD): Provided at least 3 days prior to a financed closing outlining exact figures.

• Final Walkthrough: Conducted right before closing to confirm repairs are complete and the property remains in agreed-upon condition.

• Wire Final Closing Funds: Wire your remaining closing balance to the title company after verbally verifying wiring instructions directly over the phone with a trusted title representative.

• Sign Closing Documents: Execute final closing paperwork in person at the title company, through a mobile notary at a location convenient for you, or remotely via Remote Online Notarization (RON). Cash buyers typically have the option to complete their closing paperwork via DocuSign.

• Key Handover: Keys, access codes, and garage remotes are handed over once the title company issues official Key Release Authorization after all funds have cleared. 

• Deed & Title Recording: The title company records your deed with the county public records and mails you the original recorded deed along with your final title insurance policy.

• Post-Closing Property Protection: File for your Florida Homestead Exemption (if the property is your primary residence) and sign up for your county’s free Title & Property Fraud Alert System to safeguard your ownership record.