So many time I have looked at a listing on the internet, read it and scrolled throught the photos. All is well until I get to the property and discover it is next to a landfill (an extreme fictitious example).
My point is that all too often an agent (especially the new one) will choose to leave off pertinent information for fear that a buyer will not come look at a property if they show or disclose things that are less than flattering.
Naturally you have to use your judgment here and each case is different. I am not intending to suggest you fail to disclose anything that is required by law. I am referring to those things that are potentially objectionable to a potential buyer.
In one example I listed a very nice log home on 20 acres. It was a newer home and showed fabulously. The negative was that it was located in township which had no zoning and this home was located across the street from 2 single wide trailers. Now I have no objection to trailers but these were in poor shape and they were unsightly to say the least.
I spent hours creating a very detailed brochure which I gave to the buyer's agent so he could mail it to the buyers. I made a point to make absolutely sure he told the buyers (who lived in Florida) that the trailers were across the street but were not visible from the home.
Over the next week we bottom lined an offer and the buyer's secured financing subject to inspection. They intended to drive 24 hours up to Michigan from Florida to look at the home. Oh, did I mention that this was February and during a blizzard.
The buyers drove up and happened to get in a day early so they drove by. Take a guess what happened? They cancelled the showing, cancelled the PA and cancelled a listing they had with their agent. When he called I said, "You didn't mention the trailers did you?" He said, "No".
Bottom line is you should never (strike that) generally make sure that your property is represented accurately. As I tell buyers, "The property may not be as you picture but I guarantee it is as I described".
I feel that this is important because I feel that I would rather have a buyer pleasantly surprised rather then deeply disappointed. Again I am not suggesting you take pictures of holes in the wall or curled shingles but be sure to creatively describe potential issues in advance. Your Sellers (and their agents) will thank you.
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