If we are under contract and other parties are still interested, we may receive back up offers.

A backup offer is a binding contract that automatically moves to first place if the first offer is terminated for any reason.

When a back up offer is accepted, the buyer deposits earnest money with the title company and sends you an option fee, per the contract.

It is common courtesy to hold the option fee and not? deposit it until the contract moves to first position.

Or, you can save the headache of worrying about checks by providing us a Venmo or PayPal handle that we can share with buyers, so they can send your option fee electronically.

The title company handles most, if not all, of the paperwork, but if your home is in an HOA, that creates more cost and paperwork for you as a seller. In larger HOAs, the HOA requires certain fees to be paid to furnish the HOA or condo package which includes:

• The bylaws, or rules of the HOA

Proof of insurance Condo or HOA budget The articles of incorporation and documents that outline how HOA voting and elections work.

• The resale certificate, which details the HOA dues, whether there are any lawsuits pending against the HOA and whether you as a seller have any unpaid fines or assessments.

• Probably other legalese documents I’m forgetting.

• For condos, the lender may also require a condo questionnaire, which asks a bunch of the same questions on a different form. Because lending creates a lot of paperwork.

Who is responsible for what?

If you are in a larger HOA, you’ll pay a fee to the management company, and they’ll handle this paperwork. You’ll probably only hear about it if something funny pops up, like that you have an unpaid assessment, or there is a lawsuit against your HOA. If you know about any of these things, let’s talk now so we can head off any buyer freak-outs.

It’s also advisable to get as many of these documents in advance as possible. The buyer has the option to terminate their contract based on HOA rules, so the sooner we get them to the buyer, the better.

If you are in a small or two-unit HOA, the lender may or may not require all of the paperwork mentioned above. Sometimes lenders skip the condo questionnaire, for example. Other times – particularly if the lender is out of state – they don’t really get how these small HOAs work, and they’ll require what seems like obnoxious amounts of information.

The person responsible for completing all of these documents is the HOA president. If your neighbor is the HOA president, it might be advisable to bribe them with gift, food or beverages so that these documents are completed in a timely fashion. After all, they don’t get paid to be president and don’t have much incentive to fill out boring, laborious paperwork, but YOU want to get smoothly to closing with your buyer. The lender won’t close without the requested condo docs, and returning them late gives the buyer a free out.

Let us know if you have any questions!

The days leading up to closing can be a bit of a whirlwind, with both sides making moving arrangements and checking that everything is all wrapped up.

Here’s a quick breakdown of how to organize your move.

• Declutter and donate. Get rid of the no-brainer stuff you know you don’t want in your next place. This can be done throughout your entire listing and contract period. Putting stuff on the curb and posting on Craigslist “free” is incredibly effective in Central Austin.

• Schedule a de-staging date with your stager, if applicable. Reach out to the stager about two weeks before closing so you know you can get on their schedule.

• Consider whether you need a storage unit, a dumpster, or a junk removal service, and make arrangements. Ask your stager and your house cleaner if they want your extra stuff.

• Catalog what you still have, accept that you still have too much stuff, and do another donation/Craigslist curb drop*.

• Book a moving company, if applicable. Try to hold off until a bit later in the contract, in case the contract falls apart due to inspection, financing etc. Email us if you have questions about this.

• Set aside at least two weekends and maybe a weekday or two to actually complete your move. It will inevitably take longer than you think.

• Breathe. Moving is not fun, but you’ll get there.

*Important note: You can’t do a Craigslist curb drop right before closing! If the buyer shows up to do their walk through and there’s pile of crap in the yard, they’re going to throw a fit.

Listed in order of importance.

• First, we have Upholding Your Contract. This checklist includes things that, if overlooked, can lead to closing delays, monetary disputes and possibly give the buyer the ability to walk away just before closing.

• Second, you’ll find Ensuring a Smooth Transition. This section covers those pesky questions that tend to pop up just before and after closing. “Where are the spare keys? We’re missing a garage door opener.” And so forth.

• Lastly you’ll find Not Required but Encouraged. This section covers courtesies that you, as a seller, are not required to do, but which will help things run more smoothly on closing day. For example, the contract does not include any language about professional cleaning (unless we agreed to that somewhere) but doing so will sow goodwill with the buyers, and reduce the odds that anyone throws any last minute fits. If you’re on a tight closing deadline and really need this to close smoothly, it’s wise to consider doing these items.

Upholding your contract:

• Review your Non-Realty Items Addendum, if applicable, and ensure you leave the proper things behind (the most common items are refrigerator, washer and dryer).

• Review the contract language about what stays in the home on the first page of the contract. -Photo also attached here for convenience. Examples include ceiling fans and chandeliers. If you are wondering “does this stay?” check the language and email us with any questions.

• Review the amendments signed during option period for repairs and ensure they are complete per the agreement

• Email us receipts for repairs

• Review any bill of sale or other agreement to leave behind furniture, or other non-real estate items.

• Ask the stager to remove staging furniture, if applicable. (good idea to call stager at least a week before closing).

• Be fully moved out before closing. (Unless you have a lease back)

Ensuring a smooth transition with the buyer:

• Pick a place to leave spare keys, garage door openers and appliance manuals. We suggest a kitchen drawer.

• Where is your mailbox located and how do you access it?

• If you have a security system, how can the new owners access it? Please leave any manuals and provide access codes.

• If there are any keypads, please provide the codes.

• Leave all remotes for blinds, fans and anything else in the kitchen drawer.

• Leave any keys for safes in the kitchen drawer.

• What is your trash collection schedule?

• Do a big clean out a week before closing, so you’ll catch a regular trash collection prior to walk through and closing. Buyers generally throw a fit if the trash cans are overflowing when they arrive for their final walk through.

• Cancel your utilities on the same date as the buyer will start their service. This helps the buyer avoid extra set up fees. Look out for an email from us with this information.

• Will you be leaving behind anything not listed in the contract? Things like paint, extra flooring, exterior stone etc. We suggest leaving this sort of thing in the garage.

Not Required But Encouraged (To Keep Buyers Happy)

•If you are removing anything mounted to the walls, like pictures, shelves and so forth that would leave holes, consider patching and painting them.

•Do a professional cleaning after move out and prior to closing.

•Schedule a landscaping service to mow the lawn in the days before closing.

•Consider a carpet cleaning.

•Be mindful of any dings or scratches caused during moving, and patch them.

•Replace window screens if removed.

•Plan to be fully moved out 24 hours before your closing time. Moving always takes longer than people plan for. Moving delays can cause closing delays.

• Call your mortgage company about when they’ll refund your escrows (homeowner’s insurance and property tax) and update your address on file so they know where to send the check

• Call your insurance company to cancel homeowner’s insurance.

• HOA: Contact your HOA to cancel any auto-drafts you have set up for dues.

• Cancel any lawn services, pool services, pest services, security systems etc.

• Call cable and internet providers, discuss a cancellation date for closing day or last day of lease back. Notify us so we can relay to the buyers.

• Return any modem, cable boxes etc that are leased from your cable and internet provider.

• Look through your list of logins and passwords, or your password manager, for any home-related services or subscriptions you’ve overlooked.

• Update USPS Change of Address/mail forwarding: https://moversguide.usps.com/mgo/disclaimer

• Update your Driver’s License with new address: