make an informed decision


You’re going to have questions – most likely a lot of questions about the home buying or selling experience. This is 100% normal, even if you’ve went through the process before.

Below are some of the most common questions I’m being asked from buyers and sellers. We could never answer every question here, so please reach out with any questions you have.


Home Buyer FAQ’s

What is the first step when I think I am ready to buy a home?

This question is much like what comes first the chicken or the egg. You will need to talk with two people. Brad (or your REALTOR of Choice) and a lender.

Most buyers will go straight to looking at homes for the price the believe they can afford and that is fine, but keep in mind what you think you can afford and what the lenders will tell you may be very different.  I strongly recommend people do not look at homes much until they have had a talk with their REALTOR or lender. Each of us can help you determine the price range that you qualify for and if now is a good time for you to purchase a new home.

Many clients will start a home search to find out they don’t qualify for a home in that price range and that makes falling in love with a home in the price range they are approved for much hard as they had their hopes set on a home they already saw for thousands more.

Do I need a home inspection?

This has always been a question I get asked when a buyer finds the perfect home. I have answered the question with a question the same way for many years. Have you looked in the attic, checked the roof, or opened and closed all the windows?

Most buyers are looking over the cosmetic things and the flow of the house, but most do not look at the operation of the windows and other details that the inspector will look at. The home inspector will spend 2-4 hours or more depending on the size of the house providing you with a professional report about the home you are considering.

Is it true that more recently many buyers are not able to get a home inspection?

In the spring of 2020, the housing market took a major shift, and many homes were seeing multiple offers. Due to the market conditions, we saw an unprecedented number of home buyers waving their right to get a whole home inspection.

Many buyers found that in the multiple offer situation this was a great way to get their offer moved to the top of the list and/or selected by the buyer. This is a strategy that has remained popular today when a buyer knows the home has multiple offers or they really want to be sure they get the home.

Buyers choosing to use this strategy are taking a greater risk. If you want to be sure the home has been inspected now some inspectors are offering to go to the showing with you and do a major component inspection during your showing.

Should I get a radon test when purchasing my new home?

Radon testing is very important, and I have tested and mitigated my own home. The 48-hour radon test used during a real estate transaction is usually around $125-150.

Like the home inspection many buyers have elected to pass on getting a radon test as part of their offer to purchase their new home with the current market conditions.

Similar to the full home inspection, this is a good thing to understand before you prepare to make an offer on your new home. Should you need to do go through the Radon Mitigation process, the cost for the average homes is $750-1500.

What is included in the sale of a home/real estate?

Every home can be a little different. If you see something of question when looking at your new home, you need to discuss this with your REALTOR before making an offer of the property.

Real property, also known as real estate, refers to land and any permanent structures or improvements that are attached to it. When buying a home, you are essentially acquiring real property. This includes not only the physical structure of the house but also the land on which it is built and any fixtures, improvements, or other assets that are considered a permanent part of the property.

Your purchase agreement will have a place to list any personal property that you may want to be sure of stays with the home. The refrigerator is an example of personal property that is not permanently part of the property that many homeowners will leave with home. 

Does it lower my credit score to get pre-approved by multiple lenders?

Getting pre-approved by multiple lenders within a short period of time typically has a limited impact on your credit score.

When you’re shopping for a mortgage or other types of loans, credit scoring models understand that you may need to compare offers from different lenders. As a result, they often treat multiple inquiries for the same type of credit within a certain timeframe (usually around 14 to 45 days, depending on the credit scoring model) as a single inquiry. This means that while each individual lender’s pre-approval process may result in a “hard inquiry” on your credit report, these inquiries are grouped together and are often counted as a single inquiry when calculating the impact on your credit score.

This is done to account for the fact that consumers are shopping for the best terms and rates, rather than taking out multiple loans. Remember that while credit inquiries are a factor in your credit score calculation, they’re not typically the most significant factor. The impact of multiple inquiries on your score is likely to be temporary and relatively small compared to other aspects of your credit history, like your payment history, and credit utilization.

Should I get a home warranty?

If it was January and you woke up to a cold house with no heat and you needed to make a major repair, do you have the financial means to do so or would this cause major stress on your budget?

If this would cause you some major stress, a home warranty may be a good idea. Other times the warranty may be good if the home has older systems and appliances that may be more prone to breaking down.

I have also sold homes to cash buyers that could get a new furnace with no problem, but like the convenience of making one call for any repair as they don’t have time to make numerous calls and find a trusted expert.

Keep in mind that this is a service contract to cover normal wear and tear and like any service contract they have a lot of fine print. Make sure that you understand what they will cover and how. Over the years I have heard many stories of people very happy with their home warranty and others that it didn’t cover their repair as expected.

Where is the best place to search online for my new home?

Of course, I would prefer you to use my website to search for your new home. You can get directly to my search site by visiting

Almost all real estate websites have partnerships and are getting their data from MLS’s (Multiple Listing Services). It is important for you to understand that you do not need to search for homes on numerous sites as most sites have the same listings, they just display them in different ways. There are a few sites that allow for sale by owners and others to list their home online, but these have become harder to find in recent years.

My biggest warning about using multiple sites is knowing who you are sharing your information with and if they are selling your information. There are many websites where the company doesn’t have local agents and they are just trying to collect your information to sell it to REALTORS, lenders, and insurance agents.  When you register on my site to receive notifications your information will never be sold.

Do I need a buyer’s agent?

There are a few different types of agencies when it comes to a REALTOR representing their client in Nebraska. The primary two are Buyer’s Agent and Seller’s Agent.

As the name implies the Buyer’s Agent represents the buyer and this agent shall not disclose any of the buyers confidential information unless required by law and exercise reasonable skill and care for the buyer and promote the buyer’s interests in the transaction.

The Seller’s Agent acts very much in the same way for the seller, but this type of agency requires a written agreement that is usually a Listing Contact to market and sale the real property.

Some confusion happens with agency when home buyers attend an open house or visit a model home. Many times, the agents that are hosting these properties work for the seller or the builder. They can and hope to sell you the property.

Where this can get tricky is Nebraska allows for dual agency. Agents can represent both parties. Many times, this is not an issue, but when a problem does come up who’s interest does this agent have in mind?

The other option is that you become a customer of the agent. This means that you are not being represented and the agent represents the other party of the transaction. They are required to legally handle all paperwork in this situation.  This all sounds ok, again like dual agency, until something isn’t OK. Now who do you have helping you with your interest in mind? 

How long until I can move into my new home?

Most purchase agreement contracts allow for the buyer to move in when closing is complete on a day that has been agreed on in the purchase agreement.

When getting a loan, I have had lenders able to complete everything in as quick as 14 days, but the average is 30-45 days.

If it is a cash deal with no unknown hurdles closing can happen in as little as 5 business days. It is not common, but numerous buyers and sellers have agreed to terms allowing occupancy of the home before closing.

I have a list of multiple homes from multiple companies that I would like to see. Do I need to call each of the companies to set up a showing?

NO!! As a member of the MLS, Brad can show you any home that is currently listed for sale. This saves you time of having to work with multiple agents and providing your information to multiple agents.

Did you know that Brad can also help you with FSBO (For Sale By Owner) homes? Brad has helped buyers numerous times with the purchase of a FSBO home.

How much money will I need saved to purchase a home?

That depends a lot on the type of financing you do. I have had people purchase homes with as little as $1500 out of pocket. This is using NIFA (Nebraska Investment Finance Authority) first time buyer programs and getting the seller to help with closing costs.

In the recent market, it has got a little harder to get closing costs negotiated into the contract.   It is best to talk with your REALTOR or lender about what loan programs are currently available and the state of the market.    

Home Seller FAQ’s

What is the first step when I think I am ready to sell my home?

Many agents are going to start talking to you about decluttering and de-personizing your home when you ask this question. Yes, if you decide to sell these are great things to do, but that is not what I believe you should first be thinking about.

I like to talk with my clients about why they want to sell and move. Some people get “shiny object syndrome”. They are more excited about something new than they are about thinking through the process and if this is the right time to move both personally and financially. I talk through the scenarios and help the sellers make this discovery. Don’t worry, I know you are on this page thinking about moving and most end up moving, but these conversation help me clearly understand your home ownership goals.

Once we know why you’re looking to sell, we need to make sure that it is obtainable. Nothing would be worse than listing your house to realize you cannot find what you want in your next home or maybe not qualify for a mortgage on the new house.  We’ll talk about the financing of the new home and look to see if what you envision in your new home is available and within your budget.

Should I pre-inspect my home when selling?

YES! I am a big fan of this for many reasons. So much so that I have a special offer available from both a local NACHI and ASHI certified home inspectors.

We have all heard the story about the home that was sold and was back on the market after the home inspection. Don’t let that be you. Pre-inspecting your home can save you money and more importantly stress or the cancelation of a contract.

Almost all the homes I have listed in the past 10 years have been pre-inspected and I have yet to have a seller regret that decision. Pre-inspections get rid of the second negotiation. If you don’t know what the second negotiation is, schedule an appointment with me to discuss what used to be the normal real estate transaction until I adopted this new listing strategy.

Should I repair this or that?

If it is a safety item YES!! Repair it right away. Not all repairs have the same value, but all repairs can impact the salability of your home. There are 3 things all appraisers will look for SAFTEY, STRUCTURE, and SUSSTAINABILITY. If the item falls into one of these categories get it repaired. If you are unsure contact Brad and schedule an appointment to discuss the repairs.

The market conditions have a big impact on if and what we recommend repairing. In my 20+ years of experience, I have seen many different market conditions. There have been very strong buyers’ markets, as as a seller, you may only get 1-3 showings a month and your home better look picture perfect like a magazine cover if you want the buyer to make an offer. If we are in a strong sellers’ market and inventory is low, you can put a price on just about anything that is safe and watch the offers come flying in.

How accurate is my home value on the internet?

Technology has come a long way since the first AVM’s (Automated Valuation Model) were released. Some of these values are right on target or very close, the problem is they have no idea how your home compares to the other homes in the area outside of the county recorded information in most cases.

AI technology has never walked in a single home to know the small details about it. I have watched and studied many different AVM’s available to the consumer and have found that they do better in some neighborhoods than others. Where they do not adjust is for amenities like a park in the backyard or maybe a flat yard compared to a sloped yard.

Technology has come a long way and is great for just following the real estate trends of your home, but no replacement for having an agent perform a home market analysis for you.

If you would like to receive my free monthly AVM report, please contact me and we will get your home added to the list. Many sites that offer a free AVM want your information to sell it – I promise to never sell or provide your information to anyone without your permission.

What is the best time of year to sell a home?

Homes sell every month of the year, so the best time is the one that works best for you but one thing that has always been consistent is the seasonal market trends in the area.

Spring (March – May) is often considered the prime season. The weather is more favorable, properties tend to look more appealing with the blooming gardens, and buyers with families often aim to move during the summer while children our out of school.

Early summer is very strong also as the days are longer, allowing more time for home shopping with full sunlight.

Traffic around the time school starts tends to be a little slower, but the people that are looking are serious buyers ready to make a move. Personally Mid-September and October have been a couple of my top months the last few years.

Late fall and winter (November-February) historically have been slower months. Buyers and sellers are still shopping and the ones that look at your home are usually very serious and not just brick kickers.

What are the commissions and overall costs for selling a home?

Many sellers think the commission when selling a home is a fixed amount. If a REALTOR tells you that it is a set fee or that this is the commission that everyone charges it is a violation of the law.

The commission charged for selling your home is whatever the listing agent/brokerage and the seller agree to in the listing contract. The broker of an office can set this commission for their office, but it is a violation for brokers from numerous offices to get together and set a fixed commission rate.

Most brokerages will also charge a BAC fee. This is a Brokers Administrative Cost. This fee is like the commission and is not a set fee and can be different at every office. I most commonly see this fee set between $350-$995.

All other fees that you may have, unless agreeing to something outside of the standard transaction, are the same regardless if you are selling the home on your own or with an agent. These fees are going to include things like pro-rated taxes, closing costs, title insurance, and state fees. 

If you would like a custom estimate or to review these fees in detail, call Brad and he can review them all with you and even provide an estimate for your home.

What is the MLS (Multiple Listing Service)?

The MLS is a tool to help listing brokers find cooperative brokers working with buyers to help sell their clients’ homes.

Without the collaborative incentive of the existing MLS, brokers would create their own separate systems of cooperation, fragmenting rather than consolidating property information. This allows agents from numerous companies to locate homes for their clients in one central location.

Over the years this has expanded to allowing homes from numerous brokerages to be displayed on websites. So if you list your home with Broker X and Broker Y is a member of the same MLS, your home will show up on both brokers’ listing websites.

Should I get an appraisal of my home so I know what I should list it for?

I get asked this a lot when talking to prospective sellers. An experienced agent should be able to help you with pricing your home for sale. Brad has spent numerous hours in trainings and priced and sold 100’s of homes.

Brad will sit with you and review the current market conditions and review comparable home data from your area to help you properly price your home.