Inspections and Appraisals for San Antonio Sellers

Navigating the under-contract period with confidence

After a San Antonio seller accepts an offer, the home is under contract for about 30 to 45 days. During that time the buyer inspects the home during the option period, usually asks for repairs or credits, and the buyer's lender orders an appraisal while the title company clears title. Texas sellers must disclose known defects but generally aren't required to make repairs, so inspection items are negotiated.

The sale isn't final until closing, and this stage involves buyers, agents, lenders, inspectors, appraisers, and title companies. Tami Price, Broker Owner of Tami Price Properties, Seller Representative Specialist (SRS), and Master Certified Negotiation Expert (MCNE), manages each step so there are no surprises.

What happens during the Texas option period?

Texas buyers typically negotiate an option period, often 5 to 10 days, during which they can terminate for any reason and receive their earnest money back. The buyer pays the seller a negotiated option fee, often a few hundred dollars, for that right.

This is the buyer's due diligence window. A general inspection usually takes two to four hours, and specialized inspections may follow, such as:

• A foundation evaluation, common on San Antonio's clay soil
• Roof or HVAC inspections
• A pool or spa inspection
• A termite inspection, required for VA loans
• A septic inspection for homes not on city sewer

Your role during inspections:

• Provide access to every area, including the attic, garage, and exterior
• Keep the utilities on so systems can be tested
• Secure pets
• Plan to be away for two to four hours

What happens after the buyer's inspection?

The buyer receives a detailed report listing everything from major concerns to minor maintenance. Not everything in the report calls for action. Texas inspection reports often flag items that met code when the home was built but don't meet today's standards.

Do I have to make the repairs the buyer requests?

Generally, no. Texas law requires most sellers to disclose known defects through the seller's disclosure notice, but repairs found during inspection are a matter of negotiation. Buyer requests usually fall into three groups:

What are my response options?

Tami weighs each request by severity, cost versus the impact on the deal, market conditions, standard local practice, and your timeline, with one goal: a fair resolution that keeps the sale on track without unnecessary concessions.

How does the appraisal work?

When the buyer is financing, their lender orders an independent appraisal to confirm the home's value supports the loan. It's typically ordered within the first week or so of the contract and completed within about 7 to 10 days. The appraiser needs 30 to 60 minutes of access to a clean home with every area open.

The appraiser evaluates recent comparable sales, size, layout, condition, location, lot, upgrades, and market conditions. Appraisals come in low most often when:

• The contract price was pushed above market value, often in multiple-offer situations
• There are few recent comparable sales nearby
• The market shifted between contract and appraisal
• The appraiser used questionable comparables
• The appraiser noted condition issues

What if the appraisal comes in low?

With about 1,000 transactions, Tami has handled many low appraisals. She reviews the report for accuracy, supplies additional comparable sales when warranted, and negotiates to preserve the deal while protecting your interests.

What does the title company do?

The title company researches public records to confirm you own the home and can sell it, and identifies anything that must be resolved before closing, such as:

• Unpaid property taxes or HOA dues
• Old liens from prior loans or contractors
• Judgment liens
• Errors in records or legal descriptions
• Prior mortgages that were never formally released

Most issues are resolved quickly by paying off a lien or correcting a record, though complex problems can delay closing. The title company also holds the earnest money in a trust account until closing.

What are the milestones between contract and closing?

Common causes of delay: buyer financing issues, title problems, appraisal delays or renegotiation, repairs taking longer than expected, HOA document delays, and a buyer's home sale contingency.

Tami manages the timeline proactively and follows up with every party to address delays before they threaten closing.

What are my responsibilities while under contract?

What if something goes wrong?

• The buyer tries to terminate after the option period. From then on, the buyer can only terminate under specific contract provisions, such as financing or appraisal terms. Tami protects your rights if a termination isn't proper.
• The buyer asks for more repairs later. Once the repair amendment is signed, you aren't obligated to do more unless new issues arise. Tami evaluates these case by case.
• The buyer's financing falls through. If the buyer terminates within the time allowed by the financing addendum, the earnest money is usually refunded. Tami helps you move quickly to a back-up offer or back to market.

For closing week and the final walkthrough, read Closing on Your San Antonio Home Sale.

Frequently asked questions

What is the option period in Texas?

A negotiated period, often 5 to 10 days, when the buyer can terminate for any reason and get the earnest money back. The buyer pays the seller an option fee for that right, and the fee isn't refunded if the buyer terminates.

Do I have to fix everything in the inspection report?

No. Texas sellers generally aren't required to make inspection repairs. Buyers may request repairs or credits, and you can accept, decline, or negotiate based on severity, market conditions, and the strength of the deal.

What happens if the appraisal comes in low?

Options include lowering the price, the buyer covering the gap, a compromise, or a reconsideration request with additional comparable sales. If the contract includes appraisal protection, the buyer may terminate.

How long does the under-contract period last?

Usually 30 to 45 days, covering the option period, repair negotiations, the appraisal, financing approval, title work, and closing preparations.

When is the final walkthrough?

Usually 24 to 48 hours before closing, when the buyer confirms the condition is unchanged, agreed repairs are complete, included items are present, and systems work.