Negotiating the Deal

BINSR stands for "Buyer's Inspection Notice and Seller's Response." It is the formal document used to negotiate repairs. It is the second most important document in the transaction after the purchase contract.

No. Unless specified in the initial contract, you are not obligated to fix anything. However, refusing reasonable safety repairs (gas leaks, electrical hazards) often causes buyers to walk away. We help you navigate the middle ground.

During the "Inspection Period" (usually 10 days), the buyer has broad discretion to cancel if they disapprove of the home's condition. This is why pre-listing preparation is so vital—it removes the reasons for cancellation.

We have options: 1) The buyer pays the difference in cash. 2) You lower the price. 3) We negotiate a compromise. In a hot market, we often write "Appraisal Gap" clauses into the initial offer to protect you from this risk.

An offer contingent on the buyer selling their home is risky. We vet their home: Is it listed? Is it priced correctly? Is it in a good area? We only advise accepting if their home is practically "Sold" already.

We typically look for 1% to 2% of the purchase price. Higher earnest money shows the buyer is serious and has "skin in the game," making them less likely to walk away over minor issues.

Yes, this is called a "Post-Possession" agreement. It allows you to rent the home back from the buyer for a few days to move out. It creates risk, so we use a specific addendum to protect you.

Concessions are seller credits to the buyer's closing costs. They effectively lower your net proceeds. We check if the offer price has been inflated to cover these, ensuring you aren't losing money.

We create a spreadsheet comparing Net Price, Closing Date, contingencies, and lender strength. Highest price isn't always best if the lender is shaky. We guide you to the "Surest Thing."

Experience matters. After 24 years, Michael knows the other agents in town, knows the appraisers, and knows the contracts inside and out. He takes the emotion out of the deal to get the job done.