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Why do we walk the house before making an offer?
Because an offer without a walkthrough is a guess, and a guess usually turns into a lower number later. We see the house first, price the repairs, and then put an offer in writing. That’s how our cash home buying process avoids the “we found some things” call a week after you sign.
Here’s what Ryan looks at, how long it takes, and what not to bother fixing.
How long it takes
Usually 30 to 60 minutes. A small rambler with a finished basement goes faster. A duplex with tenants, or a house full of belongings, takes longer. Ryan will ask you questions as he goes: when the roof was done, whether the basement gets water, when the furnace was last serviced.
What Ryan looks at
| Area | What he checks | Why it matters |
|---|---|---|
| Roof | Age, missing shingles, ice dam damage, sagging | A roof is one of the biggest repair lines |
| Foundation | Cracks, bowing block walls, settlement | Freeze-thaw problems are common here |
| Basement water | Stains, efflorescence, sump, drain tile | Water drives repairs and mold risk |
| Furnace and water heater | Age, condition, venting | Financing and safety items |
| Electrical | Panel size, fuses, old wiring | 60-amp panels are common in older ramblers |
| Plumbing | Supply lines, drains, leaks | Especially in vacant houses |
| Windows and exterior | Rot, siding, grading | Holding and resale costs |
| Kitchen and baths | Condition and layout | Big drivers of After Repair Value |
Ryan takes photos and notes, and Jordan reviews them to price each repair. If something needs a closer look, like a foundation wall, Jordan may come out himself.
What not to fix or clean
Please don’t:
- Clean or declutter
- Patch drywall or paint over stains
- Call a contractor for a quick fix
- Move belongings out of the way
We price the house as it is. Money you spend before the walkthrough usually doesn’t come back in the offer.
What you’ll get from Ryan in writing
Before we buy your house directly, Ryan gives you a written disclosure that he is a licensed Minnesota real estate salesperson, license #40924708, with Coldwell Banker Realty. Minnesota requires that, and we’d do it anyway. You’ll also get the full four-path comparison with our offer.
What happens after the walkthrough
Within 24 hours you get the written offer with every line shown: ARV, Jordan’s repair estimate, holding costs and margin. See how the offer is calculated. Next to it, you’ll see what listing, a creative structure or a refinance would net. You decide on your own time. No pressure calls.
Tips for a smooth walkthrough
- Have your mortgage statement handy so Ryan can give you a real net number.
- Mention anything you know, like past water or a roof leak. It makes the number more accurate, not lower.
- Tell Ryan your ideal closing date. You pick it.
- Bring questions. About the process, the paperwork or us.