Most sellers think the hard part is over once they accept an offer. But in reality, some of the most important moments in a home sale happen during escrow—and they don’t always go as planned.
I once had a seller in Redondo Beach who accepted a strong, full-price offer. Everything seemed perfect—until a week into escrow, when the buyer requested a long list of “repairs” after the inspection. The list included things the seller had never even noticed: a small roof crack, a GFCI outlet that wasn’t tripping, and a bit of corrosion on an exterior spigot. None of it was major, but the buyer made it sound urgent and was hinting at a price reduction. This is the kind of curveball sellers often aren’t prepared for.
Here are a few common surprises that can pop up during escrow—and how I help my clients stay calm, clear-headed, and in control:
1. Buyer Repair Requests After the Home Inspection
Buyers typically hire a home inspector within the first few days of escrow. That report almost always turns up something, even in well-maintained homes. Some buyers ask for repairs, others ask for credits or price reductions.
How I help: I prepare you for this ahead of time and review the inspection report with you. We’ll decide what’s reasonable, what’s negotiable, and when to stand firm.
2. Appraisal Gaps
If the buyer is using a loan, the lender will order an appraisal. If the appraised value comes in below the agreed price, the buyer may ask you to lower the price or split the difference.
How I help: Before listing, I’ll price your home strategically and use strong comparables to support the value. If an appraisal issue arises, I’ll advocate for the price using local data and can help negotiate a solution that works for both sides.
3. Financing Delays or Changes
Sometimes, buyers’ loans take longer than expected to close, or even fall through entirely. This can be stressful, especially if you're planning to buy another property or relocate on a deadline.
How I help: I always vet the buyer’s financial strength before accepting an offer and stay in close communication with their lender throughout the process to catch issues early.
4. Unexpected Title or Disclosure Issues
Past permit work, liens, or errors in title reports can stall escrow. In some cases, sellers may also need to provide additional disclosures about the home’s condition, history, or HOA.
How I help: I’ll connect you with a trusted escrow officer and review the disclosure timeline with you, making sure paperwork is complete, accurate, and submitted early to avoid delays.
5. Emotions and Second-Guessing
Selling a home is a significant decision, and the escrow period can evoke a range of emotions. Some sellers start to feel overwhelmed, especially if things get tense during negotiations.
How I help: I stay objective and keep things moving forward. When unexpected situations arise, I'll clearly explain your options and help you make informed decisions with confidence.
Final Thoughts
Escrow is a critical part of the home-selling process, and even with a great offer, surprises can (and often do) happen. But with the right guidance and a plan for every step, you can navigate it with minimal stress.
If you're planning to sell in Redondo Beach or anywhere in the South Bay, let's talk early so I can help you avoid the most common pitfalls—and close with confidence.
