WEBVTT

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is is

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Okay.

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Okay.

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Thank you.

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see.

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You know the moment when you

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open your inbox,

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see the words home inspection report,

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and suddenly just feel like

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you got handed a horror novel?

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Photos of mystery stains,

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dramatic red font,

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and at least three mentions

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of further evaluation recommended.

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It's giving HGTV panic montage, right?

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Well, I'm Anna Franklin,

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your cafecito-infused, I'm Anna Franklin,

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your cafecito-fueled real

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estate fairy godmother.

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And today I'm here to talk

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you off the ledge and into the know.

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Because guess what?

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That terrifying home inspection report,

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it's not a death sentence,

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it's a flashlight.

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And with the right realtor by your side,

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me.

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It can actually be your best

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tool for negotiating and

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protecting your investment.

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In this episode of Keys and Cafecito,

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we are breaking down what

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inspection reports really mean,

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what to worry about,

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what not to stress over,

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and how to stay in the

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driver's seat without losing sleep.

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Let's get into it.

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First of all,

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let's talk about what a home

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inspection really is.

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It's not a pass or fail kind of test.

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Your inspector is not giving

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the house a gold star or a

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big red X. Their job is to

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tell you what you're actually buying.

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Warts and all.

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Inspections are designed to

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surface any issues, big or small,

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so that you can make a smart,

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informed decision.

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So yes, the report is super long, and yes,

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the photos and the language

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can be very dramatic,

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but it doesn't always mean

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the house is falling apart.

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Even a brand new build can

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come back with pages of notes.

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So let's talk about a few

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things that sound alarming,

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but are actually super

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common and usually not deal breakers.

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A loose outlet or missing

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GFCI that is super common on a report.

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It's a five minute cheap fix.

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Dirty air filters.

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That is more of a reminder

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than a red flag.

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Hairline cracks in concrete.

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Homes settle, especially older ones.

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Not up to current code.

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Most houses built before

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twenty twenty just aren't.

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It doesn't mean that they're unsafe.

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It just means that when they were built,

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the codes were different.

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These are things that you

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can address after closing

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or you can use these to

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negotiate small credits,

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but they're definitely not

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reasons to panic.

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So what are the things that

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we might need a second look on?

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active roof leaks or serious

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shingle damage foundation

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cracks that are wide uneven

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or show movement old or

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unsafe electrical panels

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I'm looking at you federal

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pacific sewer line issues

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like tree roots in the line

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I have been there mold or

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moisture damage especially near plumbing

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These don't actually mean

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that you should walk away,

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but they are worth investigating further.

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You may want to bring in a specialist,

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get quotes, and think about repair costs.

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And remember,

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this is where having a

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level-headed realtor makes

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a big difference,

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not your cousin who

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binge-watched HGTV and

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suddenly thinks they're a contractor.

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So let's say that your

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inspection turns up a few major things.

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Now what?

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You have options.

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You can request repairs.

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You can ask for a seller

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credit at closing so that

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you can handle the work

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your way with your preferred contractors.

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Or if it's really too much

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and the sellers really won't budge,

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you can cancel.

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but that's rare.

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Recently,

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I had a client whose report

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showed tree roots in the sewer line.

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Fun times, right?

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The roof only had a few years left.

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I'm talking one to three

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years left for the life of the roof.

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Luckily, my buyer's a plumber,

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so we negotiated a credit

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for materials only,

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saving thousands of dollars on labor.

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He didn't mind doing it himself.

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And we also brought in a

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roofer to get an honest

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estimate and we used it to

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negotiate a fair credit.

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It's really about knowing

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what to push for and having a plan.

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So let me tell you a quick story.

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I had a client once who was

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in love with this little fixer.

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It had charm, space, good bones,

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but the inspection report

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came back with a lot.

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We're talking roof, plumbing,

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even a note about rodent

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activity in the attic,

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which always makes people want to run.

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She called me in full panic mode.

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I think I have to cancel,

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but I told her let's break this down.

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We brought in a roofer,

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got a second opinion on the

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plumbing and found out the

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rodent stuff was actually very old,

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like dried up from probably

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years ago and was just never reinspected.

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In the end,

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we got thousands of dollars in

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seller credits and she got

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the house that she loved

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with peace of mind.

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So trust there's a path forward,

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even if it looks a little

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bit messy at first.

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Here's what I want you to remember.

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every home has something

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there's no such thing as a

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perfect inspection your job

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is to find a flawless your

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job isn't to find a

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flawless house it's to find

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a good home that fits in

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your budget and to walk

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into it informed so when

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that report hits your inbox

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don't panic call your realtor

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read it with Cafecito in hand,

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and make a plan.

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And if you need help making sense of it,

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I'm always just a message away.

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If you found this episode helpful,

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send it to a friend who is

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mid-escrow and hyperventilating.

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And hey,

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leave a review if you are enjoying

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Keys and Cafecito or give

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us a five-star rating.

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It really helps more people

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find this little corner of

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calm in the real estate chaos.

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Until next time, stay grounded,

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stay caffeinated,

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I'll see you on the next episode.