Confused homebuyers in new home, surrounded by boxes and plants

The Complete Guide to Avoiding the Most Common and Costly Homebuyer Mistakes in Atlanta



Share this article:

Purchasing a home is an exciting milestone and likely the largest investment you’ll ever make. But the complex process also comes with ample opportunities for budget-busting mistakes. Don’t derail your dream home purchase due to lack of diligence. This detailed guide will explore the 9 most common and costly homebuyer errors and provide actionable tips to steer clear of disaster.

Do Your Homework Before House Hunting Begins

Woman doing research on laptop and taking notes

The foundation for a smooth home buying process is laid through upfront planning and preparation. Don’t skip these critical steps in your eagerness to start touring homes.

Clarify Your True Needs and Wants

It’s easy to fall in love with homes that don’t actually align with your lifestyle. Before viewing any properties, detail your ideal home wish list. Include location, commute time, school district ratings, yard space, garage size, number of bedrooms/bathrooms, amenities, and other must-haves. Assign priority levels so you can identify dealbreakers versus nice-to-haves. With unique needs defined, you’ll recognize the right home when you see it.

Get Pre-Approved for a Mortgage

Nothing signals you’re a serious buyer more than rolling up with a pre-approval letter from a reputable lender. Being pre-approved provides a definitive price range, allowing your agent to show affordable listings. Shop around with several lenders to find the best rates and closing costs. The Miskin Team prefers to partner with NEXA Mortgage, who has programs to fit just about every need.

Interview and Select an Agent

An experienced, full-time real estate agent is instrumental in flawlessly navigating the gauntlet of home buying. Ask friends for referrals and vet several agents before selecting one. Ensure your agent specializes in your local market with recent sales under their belt. Confirm they have supports in place, like transaction coordinators, reasearchers, marketing teams, as well as things like: attorneys, real estate inspectors, and home repair services. Lean on your agent’s expertise but stay actively involved in the process yourself.

Research Neighborhoods and Market Trends

Work with your agent to identify neighborhoods in the metro Atlanta area matching your criteria in terms of commute, amenities, school ratings, and character. Monitor market trends to understand pricing and competition. Familiarize yourself with the inspection process, required disclosures, and closing customs in your state. Know your market!

Stand Out from the Crowd with a Compelling Offer

Person wish cash making strong offer

In competitive markets, a strategically structured offer gives you an edge. Work with your agent to make your bid as appealing as possible to the seller.

Safeguard the Offer with Smart Contingencies

Contingencies legally protect you if the seller fails to fulfill terms. For example, make the deal contingent on inspections to uncover hidden defects, or contingent on seller paying for repairs. Contingencies also provide outs if issues arise with appraisal value, mortgage approval, or title concerns.

Include Earnest Money Deposit

A deposit of 1-2% of the offer price proves you’re a serious buyer with skin in the game. Earnest money encourages the seller to prioritize your offer. The money is held in escrow until closing, then applied to your down payment.

Act Quickly

In hot markets like Atlanta, top listings go under contract fast. Be ready to view homes and make offers quickly to edge out competing buyers. Let your agent know your schedule flexibility so you don’t miss out waiting days for a showing.

Bid Competitively

Leverage comparables to make an offer at or slightly above fair market value. Increasing your offer or minimizing contingencies ups the appeal. But don’t overextend your budget just to win a bidding war.

Write a Strong Offer Letter

Accompany your offer paperwork with an introduction letter selling yourself as the ideal buyer. Highlight why you love the home, your flexible timeline, and pre-approval status. Attach a snapshot of your happy family too! Make a heartfelt connection with sellers who may prioritize choosing the right buyer over maximizing profit.

Conduct Diligent Due Diligence

Home inspector on ladder inspecting roof and gutters

Your deposit and offer contractually obligate you to purchase the home. Take these next steps extremely seriously to confirm the home meets your expectations prior to closing.

Schedule a Home Inspection

Home inspections with an independent professional are non-negotiable. Expect to spend $400-$500 for the peace of mind of an unbiased evaluation. Make a point to attend the inspection yourself to see issues first-hand. Never waive this contingency or you may inherit expensive hidden problems.

Verify the Title

The preliminary title report maps ownership history and identifies issues impacting title transfer like liens or easements. Thoroughly review the document and insert contingencies into your offer if defects emerge requiring remediation. Schedule a final title review right before closing to confirm any clouds have been cleared.

Update the Survey

Surveys demarcate legal property lines and boundaries. Insist on an updated survey to catch any encroachments from neighboring lots, pools, fences, or garages. Physically walk the property lines with the survey in hand to validate accuracy. Having clear lot lines eliminates conflicts.

Test Critical Systems

In addition to the general inspection, test plumbing, electrical, HVAC, and appliances yourself during showings. Look for clues like water spots and outdated electric to determine if upgrades are needed. Check for pool leaks and safety updates. Know the issues needing to be addressed upfront.

Assess Exterior Condition

Walk the entire exterior and roof to identify any needed roof repairs, gutter cleaning, exterior painting, deck staining, fence replacements, or grading fixes to direct stormwater away from the foundation. Use the extensive showing time wisely to note issues.

Verify School Districts

Confirm the home falls within your desired school attendance boundaries. District policies for open enrollment options should be investigated as well. Don’t assume schools will accommodate requests later.

Drive the Commute

At different times of day, drive routes to work, school, and key destinations to assess typical traffic. Get a feel for the commute before committing.

Walk the Neighborhood

Stroll the neighborhood to get insight on noise levels, parking, pride of ownership, amenities, and safety. Chat with neighbors digging in their gardens to get candid impressions.

Master Mortgage Matters

A mortgage application sitting on a desk waiting to be signed

Financing hurdles foil many transactions. Handle mortgage matters meticulously to ensure your loan sails through underwriting.

Select Your Mortgage Team Early

Give yourself ample time to shop mortgages and work with your lending team. Local banks and credit unions may offer better rates and fees than big banks. Lean on referrals to find finance pros that excel at customer service.

Optimize Your Debt-to-Income Ratio

Lenders analyze your income against existing debts and new mortgage payments. Reduce balances, pay down loans, and lower monthly bills to improve your ratio prior to applying. Delay large purchases that can impact your ratio.

Gather Required Documentation

Expect to provide W-2s, tax returns, bank statements, and other paperwork proving your income, debts, and assets. Incomplete documentation drags out the underwriting process. Stay ultra-organized to expedite approval.

Expect the Unexpected

Underwriters often demand extra documentation like proof of gift funds, bank statement clarification, or appraisal corrections at the last minute. Be hyper-responsive to requests to avoid closing delays over paperwork.

Watch for Changes Impacting Approval

Major financial moves can invalidate pre-approvals. Avoid job changes, new loans, credit pulls, and large purchases until after the close. Report income increases right away to recalculate for higher loan eligibility if desired.

Meticulously Complete Final Walkthroughs

Woman doing final walkthrough, checking sink

Savvy buyers leave nothing to chance when assessing the home’s condition right before closing. Follow detailed checklists to confirm the property is broom-clean and all contingencies fulfilled.

Schedule Walkthroughs Strategically

Perform an initial check shortly after inspections to validate repairs completed as promised. Schedule the final walkthrough as close to the closing appointment as possible, allowing a buffer to correct any lingering issues.

Document Condition Thoroughly

Bring along your inspection reports, contract, and closing checklist to methodically validate completion item-by-item. Photograph any unsatisfactory areas and send to the listing agent with required corrections highlighted.

Confirm All Systems Operational

Flip lights, test electrical outlets, run water, and flush toilets. Verify appliances, HVAC, sprinklers, smoke detectors, and the garage door opener are working properly.

Scan for Cleanliness and Damage

Scan surfaces for debris, stains, clutter, or pet hair requiring cleanup prior to closing. Check for damage like carpet tears or wall dings after the seller moved out. Floors should be professionally cleaned.

Validate Repairs and Improvements

Walk the roof and exterior to check for leak repairs, gutter replacement, exterior painting, deck repairs, fence repairs, yard drainage fixes. Confirm seller completed obligations.

Closing Time: Dot Every I and Cross Every T

The final walk to the finish line is precarious. Meticulously verify every document and transaction detail.

Carefully Review Closing Disclosures

Closing disclosures itemize all costs for buyer, seller, and lender. Check fees match your Loan Estimate. Question any surprise charges before signing. Bring your calculator to balance the math.

Resolve Final Title Issues

The final title report should be clean with any exceptions resolved prior to closing. Walk away if liens, lawsuits, or other title issues emerge at the last minute.

Validate Interest Rates and Terms

Triple check your loan details like interest rate, total costs, taxes, insurance, and payment schedule. Ensure terms match your Loan Estimate and what you approved.

Let Our Team Guide You to Real Estate Success!

We hope this comprehensive guide better equips you to navigate the home buying process while avoiding expensive missteps. Leverage our team’s decades of combined experience to skillfully steer your purchase towards maximum value with minimum stress. Our clients consistently remark how partnering with us made all the difference in getting their dream home across the finish line. We’re here to answer all your questions and oversee your next chapter as homeowners. Let’s connect to start the journey towards keys in hand!

About The Author

The Miskin Team

Follow us on:

Contact Us