Blog > Before You Say YES: 10 Things Home Sellers Should Always Say NO To
🚨 Before You Say Yes: 10 Critical Mistakes That Can Cost You When Selling Your Home
Thinking about selling your home?
It's one of the biggest financial moves you’ll ever make. And while you're focused on getting the best price, a few seemingly small agreements can cost you time, money, and your peace of mind.
After navigating hundreds of closings, I've seen it all. I want to equip you with the knowledge to stay protected. Before you sign on the dotted line or agree to a casual request, stop.
Here are the 10 essential things every home seller should never agree to.
🛡️ Protect Your Money & Negotiation Leverage
- Don’t Give Buyer Credits Too Early
Many sellers feel pressure to offer an upfront credit for things like new flooring or paint to "entice" buyers. Resist this urge.
Let buyers see your home as-is first. Maybe they actually love your blue carpet! If not, credits are a powerful bargaining chip that should be used later, either during the offer stage or after the inspection. When you offer a credit upfront, buyers often forget they ever received it when they start asking for additional repairs later. Keep your leverage.
- Don’t Do Repairs Yourself
When a buyer requests repairs after an inspection, your first thought might be, "I can fix that cheaper!" However, it's usually smarter to offer a financial credit instead.
Even with the best intentions, seller-done repairs often lead to issues. What you consider "good enough" might not meet the buyer's standards, leading to disputes and delays right before closing. Give the credit, and let them hire their own contractor to do the work to their satisfaction.
- Don’t Hire Family or Friends Just Because You Know Them
This is one of the toughest rules, but essential. When selling a major asset, you need an agent who is objective, strategic, and not afraid to tell you the truth—about pricing, staging, or a tough negotiation.
Mixing one of your largest financial transactions with a personal relationship can complicate things fast. You deserve expertise and a seasoned professional who has handled hundreds of transactions and knows how to protect you legally and financially—not just loyalty.
🔒 Protect Your Property & Liability
- No Early Move-Ins (Never Allow Early Occupancy)
Buyers sometimes ask for early move-in because their lease ended or they're in a pinch. Never allow this before closing.
Until the house is legally theirs, you're the responsible party. If the deal falls through at the last minute, you could be left with non-paying occupants—a major, expensive legal headache. Keep the property off-limits until the papers are signed.
- Don’t Let Buyers Store Boxes in Your Garage
It seems harmless, but allowing a buyer to store even a few boxes is a major liability. If something happens to their belongings—a leak, a break-in, a fire—before closing, you could be held responsible. Keep your property yours until the final deed is transferred.
- Don’t Allow Repairs or Demo Work Before Closing
The buyer might say, "The house is empty, can I start my renovations early?" The answer is a hard no.
Until the home is legally theirs, you are still responsible for the property. If the deal suddenly doesn't close, you will be stuck with unfinished demolition, potential damage, and an unmarketable home.
⏱️ Protect Your Time & Sanity
- Don’t Allow Endless Visits After the Option Period
The option period is the time for inspections, measurements, and all contractor walk-throughs. Once it ends, so should the endless stream of visitors.
After this period, only a single final walk-through before closing should be permitted. No designers, no family tours, and no second opinion contractors. They can come back and visit all they want after they officially own the home.
- Don’t Let Strangers Into Your Home
If a friendly face knocks on your door after seeing the "For Sale" sign and asks for a "quick peek," politely decline.
If they are serious, they know to call an agent to schedule a showing. Allowing unvetted, unrepresented strangers into your home is a major security and safety risk. A proper showing ensures the buyer is qualified and that you, the seller, are protected.
- Don’t Let Anyone Park in Your Garage to ‘Measure’
It's a small detail, but I've seen it happen: a car pulls into the garage so a buyer can "measure a spot," and they bump a storage item or scrape a wall. There is absolutely no need to pull a car into the garage just to take measurements. Buyers and agents have measuring tapes. Protect your space and your belongings.
- Keep Closing Time Realistic — 30 to 45 Days Max
When you receive an offer, avoid agreeing to a 60- or 90-day closing timeline. Too much can happen in that amount of time—financing issues, job changes, second thoughts. A longer closing window introduces unnecessary risk. Thirty to forty-five days keeps all parties motivated and ensures a smooth, timely transaction.
The Takeaway
Selling your home is a business transaction. These ten rules are simple shields designed to protect your time, your money, and your peace of mind from the contract date to the closing table.
Need a partner who knows how to navigate these challenges? I specialize in protecting sellers through every step of the process.
Anja Drewes Neidhardt| www.AnjaDrewes.com
Boutique Real Estate in Richmond, Sugar Land & Greater Houston — Where Expertise Meets Integrity.