04/08/2026
A new listing hit the market, great neighborhood, solid price, nicely updated. My buyer was all in before we even walked through the door.
She got there 5 minutes early and texted me
“I want to put in an offer.”
Within 5 minutes of being inside, I had already found
🚩 Termite damage in the soffit and inside the cabinets
🚩 Cloth wiring
🚩 Lead based paint
🚩 Settlement cracks in the rear foundation
Something about those cracks didn’t sit right. I pulled the access panel and found two new stabilization piers and a support beam. Then I checked public records and found a 2018 foundation repair permit that was never disclosed.
When I asked the listing agent, who was also the seller, about it, his response was
“What sinkhole?”
He didn’t even know.
I told my buyer if this is what we’re seeing in 5 minutes, imagine what the inspection would uncover.
She came in ready to write an offer.
She left protected.
This is what a buyer’s agent actually does. Not just opening doors, protecting you from what you can’t see.
