Buyers
Buying with the risk priced in.
Contract Deadlines & Exposure
Before an offer is signed, I map the contract deadlines that control your choices: deposit, seller disclosures, inspection, appraisal, loan approval, title review, and closing. A shorter contingency can strengthen an offer, but it also shortens the time available to investigate the property or exit without putting the deposit at risk. We decide which terms are useful to the seller, which create real exposure for you, and which should stay in place before the contract is written.
Specialist Inspections & Deadlines
An inspection report is a starting point, not a negotiating strategy. General inspectors identify symptoms; roofs, foundations, sewer lines, drainage, electrical systems, pools, wells, and septic systems may require a specialist to define the scope and cost. The follow-up has to happen while the inspection contingency is still open. I keep the reports, specialist access, estimates, and response deadline on one schedule so a question does not survive past the point when the contract still gives you leverage.
Connected Defect Clues
The expensive defects are often the ones that connect several clues. Staining can be old paint damage or an active water path. A sloped floor can be cosmetic movement or evidence that deserves a closer look. Fresh finishes can sit over aging plumbing, an unpermitted addition, or drainage that still sends water toward the structure. I read the disclosures against what is visible at the property and track unanswered items until they are documented, priced, or ruled out.
Pricing & Repair Responses
Once the defects are defined, the contract provides several possible responses: ask for a repair, negotiate a credit, adjust the price, accept the condition, or cancel while the applicable contingency remains available. The right response depends on the cost, who can complete the work reliably, the financing limits, and whether the defect changes the reason you wanted the house. Before closing, the final walkthrough confirms the property is in the agreed condition and that negotiated work was completed. The goal is to make each decision while the contract still gives you choices.
Buyers On Working With Dan
What the diligence caught.
“Dan isn’t ‘that guy’ with his face on every shopping cart—he’s very straightforward and knows the technical and legal aspects inside out. When inspections revealed the leach field had failed, he engineered the solution and negotiated effectively with a seller who was an agent himself. He was patient with complex paperwork and advocated tirelessly.”
“He helped us secure a refund of our Earnest money from the first builders. He also helped us get discounted fees from the mortgage company. Dan did a thorough inspection in our home and helped us detect faults to be fixed by the builders before move-in.”