When to make an offer? 

This will vary from person to person like many things when finding a place to live. 

If you don’t love it with emotions, numbers, and/or logistics then dont write an offer and keep looking but if you love it in any of the above it may be time to consider writing an offer. 

Especially in hot fast paced market areas where homes are only available for a day or two when properly priced. If you see the deal and think of yea then i guarantee you some else saw it and thigh the same thing so be ready to put your best foot forward. 

DO NOT do anything though that is too risky for you or your family. 

One thing I saw a lot over the last few years is people completely waiving a home inspection and I am rarely ever in favor of such a move unless the home buyer had plenty of time to look at the home themselves and has ample construction experience. If you do not have time to do an inspection on the showing or the experience to do a thorough and complete inspection yourself then please have this done by a professional. 

Many home inspectors spend 4-8 hours on a home to go over numerous potential issues from drainage to roofs, plumbing to electrical, swinging doors to squishy floors, I mean they really go over a home with a fine tooth comb to give the client what they pay for. 

With this said be prepared to see 30 plus page documents with items/issues they flagged. 

Typically many issues are very minor with a few major issues that you will want to address in the repair addendum. The homeowner probably isn’t trying to trick you and the inspector is not trying to scare you. It is just that many people do not know about a new code or never go in a crawl space so they did not know of the issue themselves. These repairs are negotiable and can normally be resolved in a week or two and keep a 30 day closing on time. 

Just like most things you can do the work up front or after but it has to happen, 

So communicate what you expect from the beginning and keep that communication throughout the transaction. Never go longer than a week without checking in on repairs, paperwork, or whatever is happening at the time. 

Best of Luck finding the right home and let me know if you need any help finding a home in Clarksville, TN.