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5 Ways to Get Your Sacramento Purchase Offer Rejected
We have weeks in Sacramento real estate during which I stare at my offer tracking sheets to count the number of offers that are excellent examples of how not to write a purchase offer to buy a home in Sacramento, also known as how to get your purchase offer rejected. You see, one of the benefits of working with the Elizabeth Weintraub Team is that I provide useful information to my own team members. I often advise my team how other listing agents look at purchase offers — because I know how I look at them — and offer tips about what NOT to do. How not to get an offer rejected. Which is why so many of my team member’s purchase offers are accepted.
Because when an agent is working with a buyer as a buyer’s agent, often the focus is directly on that buyer. The buyer’s agent can be so wrapped up in what her buyer wants and in trying to fulfill those requirements that an agent can forget how her or his actions and words appear to the parties who can make or break that Sacramento home purchase.
- The first rule is do not argue with the listing agent. I don’t care if that listing agent is dumber than a bag of rocks, don’t argue. There is a big difference between arguments and negotiation. Don’t try to explain a “cash offer” for example to the listing agent as there is hardly a Sacramento real estate agent alive today who doesn’t know the advantages of cash over financing, even though it is always all cash in the end.
- The second rule is don’t insult the seller. If you think the house appears cluttered or dirty, for example, don’t demand that the seller “wash the floors” and take all personal items with them. Our California purchase contract already addresses debris. Wash the floors? Seriously? And how does one wash carpeting? Tear it off the floor and toss it into the washing machine?
- The third rule is send all of the documentation that is necessary in order to submit a purchase offer. And, for heaven’s sakes, try to submit this paperwork in one file in the manner specified in the multiple listing. If the paperwork is incomplete, the purchase offer is incomplete.
- The fourth rule is don’t submit a lowball offer when the seller has received multiple offers. You would think this would be such an obvious rule, but gah, it is not. I suspect some agents do this anyway to “teach a lesson” to their buyers so hopefully on the next purchase offer the buyers will be more reasonable.
- The fifth rule is don’t submit a lowball offer while also breaking rules 1 through 4. This is worse than 3 strikes and you’re out. Why do you think the sellers would want to consider your lowball offer that insults them, makes unreasonable demands and is incomplete?
It’s tough in some Sacramento neighborhoods right now to buy a nice home. Don’t make it so much harder on yourself than it needs to be.
Sacramento Home Buyers Ask: Why Wasn’t My Offer Accepted?
It pains me when I see a purchase offer to buy a home arrive in my email and I instinctively realize the buyer will be asking her agent: why wasn’t my offer accepted? In the mind of many Sacramento home buyers, they did everything right. This particular home buyer found the home she wanted online all by herself — it fit her parameters exactly. She fell in love with the photographs and knew before she ever stepped foot inside that house that she wanted to buy that home.
Visiting the home in person solidified those feelings and thoughts. Yes, she should definitely buy that home. She is qualified and has her pre-approval letter that confirms it. The buyer may have provided proof of funds from her checking account. She has delivered an earnest money deposit with her offer. Everything is as it should be. All the stars are aligned, and this is her home. She even offered list price. She did exactly what was asked. All that’s left to do is to figure out where to put the sofa.
Ack. The seller accepted a different offer. Why didn’t she get this house? Why did the seller reject her offer? What is wrong with her Sacramento real estate agent? These are the thoughts running through the buyers’ mind. Do you want to know what the problem is?
First, it’s probably not the real estate agent. I imagine the real estate agent told the buyer that Sacramento is experiencing a limited inventory market, there is not much for sale, and there is intense competition, especially for entry-level homes in good condition. This means many Sacramento home buyers must write a better-than-normal offer. It could entail a higher price, paying more of the closing costs or giving the seller extra benefits, among other home buying offer tips.
I know that buyer’s agents explain this to their Sacramento home buyers. But somehow, that advice seems to fall on deaf ears or for some other reason the buyer does not agree nor understand. An agent can tell a buyer they need to offer more than $300,000 for that listing at $295,000, and some buyers will still ask, can I offer $250,000? These are not true buyers who say those sorts of things; these are people who are mentally deranged, which means yes, they are buyers from another universe and don’t operate in our world.
Working with a veteran real estate agent can also help improve a buyer’s chances of getting an offer accepted. Listing agents know the agents who perform and agents gain a reputation in this industry — good reason not to rely on your cousin’s aunt who happens to have a real estate license.
It’s generally one of three reasons why a buyer’s offer is not accepted: the buyer or the agent or both. Which is your reason? Because it’s not the Sacramento real estate market. We all must adjust to the market. If a buyer conforms to the market, the buyer will get her offer accepted.
3 Tips for Submitting a Purchase Offer to Buy a Home in Sacramento
Apart from the fact that this Sacramento real estate agent could probably write a book about how to submit a purchase offer, I don’t have that much time in my schedule this morning and nobody has offered to pay me for it. Yet, I would like to address 3 tips that would help a buyer’s agent to get an offer accepted. These are things that if any agent thought about it for a few minutes or looked at it from the viewpoint of a listing agent, they would automatically do. But many remarkable ideas are simple.
Before sending an offer, please review these simple tips:
- Send one PDF
- Don’t send disclosures
- Email in low resolution
There is no reason to send a bunch of different files. Let’s set aside the fact that by sending more than one PDF, a buyer’s agent is taking the chance that a PDF file might not end up as an attachment by oversight or a seller might not open it, and look at what a hassle it is from a receiving viewpoint. First, I have to set up a folder to accept all of the PDFs I receive from a buyer’s agent. I can’t just save the offer to my desktop nor dump the offer along with its supporting documents into the property folder because they will get lost and separated. All separate documents require their own stinkin’ folder. I hate to think what the seller does with the documents.
Second, then each of those PDFs have to be opened to be read. Some require separate applications to open. For example, if a preapproval letter arrives in a Word format, and I don’t happen to have Word open — because it’s not a program I use very often — then I need to sit and wait for Word to open. It’s annoying.
Now, don’t get me wrong, I am very excited to receive an offer for my seller. That is my job: to get a purchase offer. But let’s say it’s a seller’s market, like the market is today in Sacramento, and the seller might receive 5 offers or more. And the offer that arrives in piecemeal is just like most of the other offers. A seller might open only the purchase offer and none of the supporting documents just to note the price and forget about whatever else was sent.
Think of the end user, the seller. Are you making it easy for the seller to read your offer and accept your purchase offer? Are you sending documents that the seller doesn’t need such as disclosures and market condition notices?
To go into contract, sellers in Sacramento need the purchase contract, the agency disclosure, the earnest money deposit copy and the prepaproval letter (or POF). That’s it. No other documents or disclosures.
One last tip, make sure your PDF is not so large that it can’t be downloaded. Some buyer’s agents accept one-page scans returned as JPGs from the buyer. Those JPGs can be such a high resolution that the file becomes too big to email. Downsize it. Look at the MBs before hitting send in your email. If it exceed 5 MBs, that listing agent and seller might not be able to even open your attachment.
Can you imagine losing a home because the seller couldn’t open your offer?
How Not to Present a Purchase Offer in Sacramento
A real estate agent I first met 5 years ago when I interviewed her for my book, The Short Sale Savior, and later she referred a relative to me whose home I sold in Sacramento, serves on an Education Committee at a REALTOR association in the Bay area. She asked if I would do a webinar for her agents to help them to get purchase offers accepted. I generally don’t agree to do webinars or seminars because I don’t like them. Who am I to tell people what to do? Seminars are ex-husbands’ gigs, not mine. But I agreed because I can’t say no to this person. She is so danged sweet!
Sweetness gets you everywhere in this life. Vinegar, not so much.
I might start with talking about what NOT to do when writing an offer to buy a home. Because I list such a huge volume of homes in the Sacramento area, I see all kinds of offers. I can estimate that I probably receive more than 1,000 offers a year, maybe even twice that amount depending on whether it’s a seller’s market in Sacramento. It’s common today to receive a minimum of 20 to 30 offers for entry-level listings.
The unspoken truth is at least half of those purchase offers are garbage. I’m being generous with that percentage. That’s the part that agents don’t talk about because nobody wants to believe that a buyer’s agent can’t write an offer, yet that’s the first problem with many offers. There is no nice way to sugar coat this. I continually find myself defending the competency of my profession to sellers who can’t believe their eyes at some of the offers we get.
In a seller’s market, a seller and her listing agent can be very selective. Sure, there are markets in which the tables are turned, but our present market in Sacramento is a seller’s market. This means a seller can be looking for the very best offer and might be examining an offer with an eye for a reason to reject it. This is a very different approach than hoping to accept an offer, which is how sellers view offers in an opposite market. Unfortunately, buyers and buyer’s agents give sellers plenty of reasons to reject an offer. If a seller is considering 2 identical offers, one offer may get accepted simply because the other was rejected.
The trick is not to set up an offer for possible rejection. Here are some things an agent and her or his buyer should try NOT to do when presenting a purchase offer:
Clerical Offer Mistakes
- Misspelling of names
- Wrong property address
- No dates
- Missing signatures / initials
- Incorrect mathematical calculations
- Outdated forms
- Missing addendums or supporting documentations
- Sending unnecessary documents / paperwork
Writing FHA or VA offers on listings that do not offer those financing terms?
Sending the offer to the wrong agent or the wrong company or in the wrong format
Not reading the confidential agent remarks / attachments nor following specific directions
Exhibiting hostility toward the listing agent or seller
- Sending the agent a copy of the MLS print-out or list of comparable sales
- Demanding concessions and other unusual terms in the offer
- Belittling the home, the seller and the home’s location
- Yelling and screaming and use of profanity
No cover letter with the offer, hoping the terms and conditions speak for themselves. Often, they do not.
Sending a generic cover letter saying the buyer loves the home. All buyers love the home or they wouldn’t be writing an offer.
Forgetting that all offers look the same. Only the numbers and names change.
The bottom line is don’t give the seller any ammunition to reject an offer. In multiple-offer situations, a buyer should not allow her offer to be automatically eliminated from the competition. Ideally, a buyer wants her offer to be the best, at the least an offer worthy of top consideration. Give it a fighting chance.
