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Doing This One Simple Thing Can Avoid Closing Delays And Extra Fees

By Cindy Westfall

Real Estate Agent with Premiere Property Group,LLC Portland Metro & Suburbs Oregon

April 24, 2013 02:33 AM

Doing This One Simple Thing Can Avoid Closing Delays And Extra Fees

When selling your home in the Portland Metro area, you can really help avoid any closing delays and extra fees imposed on your buyer by simply making sure that your smoke and carbon monoxide detectors are installed properly and working when you put your home on the market.

No Brainer right? Well, a few months back, I was covering for another agent and opened up a home for the appraiser. The appraiser noted that the batteries were dead in one of the smoke detectors and would thus have to come back and do another re-inspect to make sure it was working. I said I would make a quick run up to the store and get a new battery in there, but she had to go on to another appointment so nixed it.

Currenly, I'm representing the buyers for the purchase of a bank owned property. There were no Carbon Monoxide detectors in the home that are required and the smoke detectors were beeping during the home inspection. I called the listing agent and requested that this be addressed BEFORE the appraiser went out to avoid a re-inspect. Unfortunately, they weren't installed before the appraiser went out so guess what...yep, a re-inspect is needed. Ugh.

Hopefully the closing won't be delayed because of the extra time needed for this. My clients also would have been charged for this which would NOT have made them happy. Yes, I know that technically they need to be installed before conveying title...or closing, BUT unless you have a cash buyer, an appraiser will need them in there.

Sellers , please make sure that your smoke and carbon monoxide dectecters are installed and working properly BEFORE your home goes on the market. Doing this one simple thing can avoid closing delays and extra fees.

Oregon Carbon Monoxide Law and Information

Oregon Rules and Regulations On Smoke Detectors

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Susanna Haynie

CO-RE Group, LLC -Real estate sales and services - Colorado Springs, CO

Colorado Springs Realtor GRI CNE MCNE ePro MRP

Cindy, great reminder for listing agents to pay attention to this little detail with a big impact if it DOESN't work.

Apr 25, 2013 05:38 AM

Cindy Westfall

Premiere Property Group,LLC Portland Metro & Suburbs Oregon - Tualatin, OR

ABR,GRI Your Tualatin & Portland Metro Real Estate

Hi Tammy, If the listing agent would have balked, I would have gotten them in there as well. That's why you are very good at what you do!

Hi Lloyd, that is the frustrating part, when it's something that is easily done, not expensive and the law requires the seller to have these installed and in working order. Oh..and yes, it was of course and FHA loan.

Hi Patricia, thank you! Looks like between you and Rob the suggest worked :))

Hi Rob, Now that is being very proactive..love it! You can pick up some of the plug in Carbon Monoxide detectors for $25..much less than what an appraiser having to re-inspect will charge! Thanks for the suggest..looks like you and Patricia have some pull :))

Hi David, Ugh is right and yep..FHA. When asked from a seller the nuances of accepting an FHA loan...this is one of them. I'm glad of course our offer was accepted, especially since we were in a multiple situation..even though it was FHA.

Apr 25, 2013 05:43 AM

Jan Green - Scottsdale, AZ

Value Added Service, 602-620-2699 - Scottsdale, AZ

HomeSmart Elite Group, REALTOR®, EcoBroker, GREEN

Wow - tight control over smoke detectors and carbon monoxide detectors. Our guidelines are looser, so I can see how this would derail everything in your state. With all of the foreclosures we had, I would hear beeping in my dreams! Maybe they should be handing out batteries vs. freebies at your realtor classes!

Apr 25, 2013 06:42 AM

Melissa Zavala

Broadpoint Properties - Escondido, CA

Broker, Escondido Real Estate, San Diego County

We had someone come to our office a few weeks ago to offer this service. Such a simple thing--as you state.

Apr 25, 2013 06:43 AM

Lori Spohn

Eugene, OR

Purchasing the plug in kind, sure makes things easier! Gotta remember to check for them before the Appraiser heads over there, they are always on the look out for them.

Thanks!

Lori Spohn Team

Eugene, Oregon

Apr 25, 2013 07:37 AM

Cindy Westfall

Premiere Property Group,LLC Portland Metro & Suburbs Oregon - Tualatin, OR

ABR,GRI Your Tualatin & Portland Metro Real Estate

Hi Susanna, Having been through this twice in the last 4 months...it was something I now have to be ultra alert about right from the get go.

Hi Jan, yep..cold homes, and beeping detectors. Fortunately, this one had the utilities all on and was in great shape for a bank owned...beep..beep..beep...

Hi Melissa, I'd hate to think that it's become such a problem that someone can make a living off of it...wonder how much they charged? Might be worth it for those ultra busy listing agents.

Hi Lori, those are great..just plug em in and they are reasonably priced. Yep..get them in there before the appraisal..simple.

Apr 25, 2013 09:50 AM

Carla Muss-Jacobs, RETIRED

RETIRED / State License is Inactive - Portland, OR

You would think that appraisers would carry some batteries with them JUST for the occasion. I suppose a little good Karma might be in order . . . kinda like putting 50¢ into a parking meter -- for someome else. Do people really NOT get how simple everything can be?!?

Apr 25, 2013 09:55 AM

Ginger Harper

Coldwell Banker Sea Coast Advantage~ Ginger Harper Real Estate Team - Southport, NC

Your Southport~Oak Island Agent~Brunswick County!

Such an informative post. Thanks for doing this for us. If we do our job the way that we should, there should not be a problem and we can eliminate the problems. We need to know where the potholes are and step around them. This is a great post. Thanks for this post.

Apr 25, 2013 11:30 AM

Debbie Laity

Cedaredge Land Company - Cedaredge, CO

Your Real Estate Resource for Delta County, CO

In Colorado it's mandatory for a seller to have carbon monoxide detectors in a house before it's put on the market. Of course HUD is exempt from this and makes buyers sign a form saying they are aware there are no carbon monoxide detectors in the house. lWhy is it the smoke detectors are always beeping in 95% of the bank owned houses I'm in? I don't get it.

Apr 25, 2013 01:02 PM

Kat Palmiotti

eXp Commercial, Referral Divison - Kalispell, MT

Helping your Montana dreams take root

Excellent and simple tip! I enter a lot of homes with beeping detectors and wouldn't have even thought about making sure the batteries are replaced prior to an appraiser visit. In fact, I have an appraiser going to a property today and I'm going to take extra batteries just in case!

Apr 25, 2013 09:06 PM

Amanda Christiansen

Christiansen Group Realty (260)704-0843 - Fort Wayne, IN

Christiansen Group Realty

Very good advice for sellers. We have seen this more and more and have seen the appraisers going out to inspect again... just because there is a dead battery in the smoke detector. Drives ya crazy doesn't it??

Apr 25, 2013 09:52 PM

Michael Setunsky

Woodbridge, VA

Your Commercial Real Estate Link to Northern VA

Cindy, this is an unnecessary delay. No reason sellers should check these before the appraisal is done. Agents need to put this on their checklist when taking the listing.

Apr 25, 2013 10:51 PM

Mike Hall

Hasson Company Realtors - Lake Oswego, OR

This is a really good thread. Lots of forward-looking, responsible thinkers here. The same kind of simple attention to detail works in the mortgage realm too. The more we get figured out EARLY, and in perfect detail, the less we leave to get in the way and cause delays. The old saying "An ounce of prevention..." applies nicely.

Apr 25, 2013 11:41 PM

Praful Thakkar

LAER Realty Partners - Burlington, MA

Metro Boston Homes For Sale

Cindy, I remember one foreclosure deal where my buyer and I installed the smoke detectors and CO detectors! And yes, it saved the closing! Simple thing to do - not many agents think of this.

Apr 26, 2013 01:05 AM

Ridhi Raheja

Movement Mortgage (Illinois) - Naperville, IL

FHA, 203k, VA, Jumbo, PreApproval, Jumbo Home Loan

Your post is an excellent reminder,Candy. Sometimes agents tend not to pay attention on small details which might cause delays in closing the transaction.

Apr 26, 2013 03:48 AM

Cindy Westfall

Premiere Property Group,LLC Portland Metro & Suburbs Oregon - Tualatin, OR

ABR,GRI Your Tualatin & Portland Metro Real Estate

Hi Carla, one would think that they would..just need to pop em in..test the dectector and pop em out knowing that they work. But noooo..they have to make it a condition and then make another trip back.

Hi Ginger, It's something that is really so simple that can be done right at the get go that can avoid hassles down the road.

Hi Debbie, that there is just one of my pet peeves. Why is it OK for a HUD home not to have them..but required in all others. Seems like this should apply to EVERY seller.

Hi Kat, this wouldn't have been something on my radar either until it happened that one time. That little niggler said to try to make sure it didn't happen again. Now of course I've added this to my listing checklist.

Hi Amanda and Jared, It does indeed! Especially when the lender charges the buyer for this fee.

Apr 26, 2013 09:50 AM

Cindy Westfall

Premiere Property Group,LLC Portland Metro & Suburbs Oregon - Tualatin, OR

ABR,GRI Your Tualatin & Portland Metro Real Estate

Hi Mike, I know I now have it on my checklist!

Hi Mike Hall, not only a fellow Portlander...but your office is just a couple of buildings from mine :). Seems like I knew a Mike Hall years back when I was in Take the Lead...think that was his name anyway. It certainly is something that's best just done before the home goes on the market to avoid delays. BTW, welcome to AR!

Hi Praful, this is one of the reasons why you're a great agent!

Hi Ridhi, Unfortunately the appraisal was too quick for us to catch this one..evne though we tried! There of course will be a next time though!

Apr 26, 2013 10:17 AM

Debb Janes

Nature As Neighbors - Camas, WA

Put My Love of Nature At Work for You

Same on this side of the river - and it sure saves time when the seller prepares the home properly - this is a big one. Nice to see the star...

Apr 27, 2013 12:55 AM

Kathleen Daniels, Probate & Trust Specialist

KD Realty - 408.972.1822 - San Jose, CA

Probate Real Estate Services

Cindy, I feel it is the agents job to ensure the seller prepares the home. Another remedy is to add this language to the purchase agreement. If certain things are not done prior to appraisal then seller pays the reinspect fee and the cost of any delays it may cause in closing.

Apr 29, 2013 03:21 AM

Nevin Williams

Fairway Independent Mortgage Corporation - Cary, NC

Senior Mortgage Advisor

Cindy - What a small piece of advice that goes a long way! I always check the appraisers comments regarding the CO and smoke detector so I don't get caught with this and have to have a delay in closing. It's the small things that kill ya!

Apr 30, 2013 04:11 AM