Frequently asked questions

Provide current asking price, list date(s), prior listing prices, and any recent reductions or offers.

State days on market, prior sales/listings, price changes, and marketing history.

List recent comparable sales with dates, sale prices, adjustments, and rationale for selection.

Disclose seller timing/needs if known (relocation, financial, contingent purchase) and typical negotiation leeway.

Specify included fixtures, appliances, window treatments, light fixtures, and any excluded items in the contract.

Provide seller disclosure statement covering known material defects, prior claims, and statutory disclosures.

List renovations, scopes, dates, contractors, and warranties where available.

Provide permit records, final inspections, and certificates of completion for permitted work.

State gross living area, measurement standard used (ANSI, tax roll), and source of measurement.

Provide lot dimensions, acreage, and reference to recorded plat or survey.

Provide current survey/plat or note if none available and recommend obtaining ALTA/plat survey.

State zoning classification and primary permitted uses, conditional uses, and restrictions.

Disclose recorded easements, ROWs, access easements, and any known encroachments.

Provide recorded CC&Rs or deed-restriction summary and any architectural control rules.

Provide FEMA flood zone, wildfire/brush risk, and other hazard zone status and insurance implications.

State current assessed value, annual tax bill, tax year, and any unpaid taxes or delinquencies.

Disclose active special assessments, proposed projects, and potential financial impact.

Provide HOA name, monthly/annual dues, fee amount, and frequency.

Provide HOA governing documents, recent financial statements, meeting minutes, and reserve study on request.

State rental caps, minimum lease terms, short-term rental bans, and any occupancy limits.

List utility providers, meter setups, and whether water/sewer are municipal or private (well/septic).

Provide recent utility bills or averages for electric, gas, water, sewer, trash, and internet.

List install/replace dates or estimated ages and provide condition notes and recent service history.

Provide existing warranties, scope, expiration dates, and whether they are transferable.

Disclose prior pest/WDO reports, treatment records, and current certification status if available.

Provide inspection/repair records, remediation documents, and inspection findings.

Provide claim history summary and types of claims (water, fire, storm) if disclosed.

State typical homeowner insurance availability, any underwriting restrictions (flood, brush), and needed endorsements.

Provide school district name and public ratings/resources for nearby schools.

Provide recent crime data links, neighborhood safety summaries, and community watch info.

Provide typical commute times to major employment centers and nearby transit options/stops.

List proximate grocery, retail, parks, medical, and walkability highlights.

Disclose known/planned nearby developments, rezoning proposals, and transportation projects.

Describe driveway/garage capacity, on-street regulations, permit requirements, and guest parking norms.

Disclose known noise sources, industrial uses, flight paths, or other neighborhood nuisances.

Provide local market indicators: inventory levels, median days on market, price trends, and supply/demand balance.

Typical contingencies: home inspection, financing/loan approval, appraisal, title review, HOA review, and clear property disclosures.

State common deposit ranges and conditions under which deposit is refundable versus forfeitable.

Outline mortgage options, recommended pre-approval, required documentation (income, assets, credit), and timeline.

State down payment ranges by loan type and PMI thresholds/alternatives for <20% down.

List eligibility and typical benefit summaries for FHA, VA, USDA, and local assistance programs.

Provide buyer/seller closing cost ranges (percentage/flat), typical who-pays items, and lender fees estimate.

Confirm seller disclosure statement availability listing known property issues and statutory disclosures.

Provide title commitment showing recorded exceptions; recommend buyer review title report with counsel.

Disclose recorded liens, tax liens, judgments, or mechanic’s liens affecting conveyance.

Provide recent appraisal report or appraised value, assumptions, and effective date if available.

Typical options: renegotiate price, buyer covers shortage, obtain second appraisal, or lender appeals/reconsideration.

Recommend general home inspection plus targeted inspections: roof, HVAC, electrical, plumbing, sewer scope, termite, radon, mold, and specialized surveys as applicable.

Advise obtaining independent contractor bids for significant repairs and using escrow/credit or seller completion agreements.

Common range 30–60 days depending on financing, inspections, title work, and local custom; cash closings are faster.

Describe post-closing occupancy options (seller rent-back, buyer delayed possession) and typical terms/daily rates.

State negotiation options for seller credits, repair allowances, or closing cost contributions subject to lender limits.

Identify escrow/title company and note local custom on who selects (buyer/seller/attorney) and closing agent responsibilities.

Note possible escrow holdbacks for repairs or home warranty offerings and contractual terms.

Common prorations include property taxes, HOA dues, utilities, and prepaid items pro rata to closing date.

Confirm existence of required occupancy certificates and note any known code violations or open permits.

Disclose known accessibility deficiencies and advise buyer review for intended uses or modifications.

State if property is in a historic district and any design review or alteration restrictions applicable.

Recommend testing based on property age and location: lead paint, asbestos, radon, underground tanks, and contaminated soils.

If septic is present, provide most recent inspection/permit and recommend certification/repair if required by jurisdiction.

List appliance ages, brands, and available service/maintenance records.

Provide seller-supplied utility history and maintenance records for heating, roof, HVAC, and major repairs where available.

Provide chain-of-title summary and prior sale dates/prices for market context.

Disclose recurring problems flagged in past inspections and records of remediation.

Note any existing service contracts and whether they transfer or require buyer renewal.

Recommend buyer inquire about informal neighbor arrangements (driveway use, landscape maintenance) and document if material.

Recommend owner and lender title insurance policies and relevant endorsements (survey, zoning, forgery) as needed.

Use contract addendum/inventory list to document included personal property and condition.

Ensure seller provides operating manuals, keys, remotes, and any security/access codes at closing or during final walk-through.

Provide account transfer procedures, provider contact info, and service availability checks for buyer activation.

Disclose known near-term dues increases, pending assessments, and planned capital projects affecting HOA fees.

List jurisdictional mandatory disclosures (lead paint, material facts, natural hazard zones, death on property) for buyer review.

Disclose open permits, stop-work orders, unresolved violations, and required remediation steps.

Provide community access rules, guest policies, gate hours, and any resident requirements.

Note seller’s preferred timeline and typical flexibility; negotiate as part of offer terms

Specify timing for contingency removal, deposit release, and deadlines for inspections/loan approvals in contract.

Summarize common tax considerations: mortgage interest/deduction eligibility, property tax deductibility, basis for capital gains, and advise consulting tax advisor.

Standard final walk-through occurs 24–72 hours before closing to verify property condition and agreed repairs completed.

Specify contractually assumed obligations, indemnities, and any seller survival periods for representations/warranties.

Note specified dispute procedures: mediation, arbitration, or litigation and governing law/jurisdiction.

Recommend lifecycle analysis for major systems, reserve budgeting for roof/HVAC/foundation, and projected replacement timelines and costs.

Provide estimated annual totals for insurance, utilities, landscaping, HOA, routine maintenance, and property taxes.

Note region-specific maintenance (winterization, HVAC servicing, termite seasons, flood prep) and recommended schedules.

Provide CC&R guidelines on paint colors, fences, landscaping, and required approval processes.

Disclose seller carryback, VA assumption eligibility, or other negotiated financing options and qualification requirements.

Recommend licensed survey, title review, and legal counsel to resolve boundary or encroachment disputes.

Complete title search, cure exceptions, obtain owner’s title policy, clear liens, and secure required affidavits at closing.

Provide prior rental income history if applicable and local rent comps for investment evaluation.

State local short-term rental ordinances, HOA bans/permits, and licensing requirements affecting rentals.

Confirm smoke detector/CO compliance and required safety system certifications per local code.

Examples: immediate appliance replacement, cosmetic repairs, HOA move-in fees, higher utility usage, transfer taxes, and prorated taxes.

Explain assessment cycles, appeals process, reassessment triggers, and potential increases after purchase.

Disclose known planned infrastructure projects, eminent domain proceedings, or relocation risks affecting property.

Provide vetted local contractor and inspector referrals and licensing/insurance verification advice.

Document move-out obligations in contract, set removal deadlines, and use final walk-through to confirm compliance.

Describe shared amenity access rules, maintenance funding (HOA), reservation systems, and guest policies.

Recommend lender-acceptable floor plan or survey and disclose measurement method used for listings.

Disclose nearby scheduled events, construction timelines, and seasonal businesses that may cause temporary nuisances.

Typical items: government ID, certified funds/wire instructions, lender documents, signed closing disclosures, and insurance binder.

Provide contact for post-closing questions (agent, escrow/title officer, property manager), escalation process, and warranty/repair follow-up instructions.

NOI = Effective gross income (rent + other income − vacancy/credit loss) − operating expenses (excludes debt service, capital expenditures, and income taxes); provide trailing 12‑month and stabilized NOI.

Cap rate = NOI / Purchase price; supply comparable sales cap rates, transaction dates, and adjustments used to justify the applied cap.

Provide modeled cash‑on‑cash and IRR outputs for base, upside, and downside cases with key assumptions for rent growth, vacancy, CapEx, and exit cap rate.

State current ask, recent price changes, time on market, and disclosed seller drivers (e.g., liquidity needs, portfolio rebalancing).

Provide current leased % by rentable area and the stabilized occupancy target with timeline and supporting market evidence.

Yes — provide rent roll, payment ledger, and lease abstracts summarizing rent, escalations, options, guarantees, and expense pass‑throughs.

Identify lease types and detail which expenses tenants reimburse versus landlord responsibilities and reconciliation frequency.

Provide tenant roster with SIC/NAICS classifications, leased SF, % of rent, and credit ratings or guarantor information for major tenants.

Supply schedule showing lease start/end dates, renewal/options, notice deadlines, and projected near‑term rollover exposure.

Provide tenant concentration metrics and analysis of tenant default risk and re‑tenanting strategies for concentrated exposure.

Identify anchors and summarize their contractual protections (co‑tenancy triggers, exclusives, continuous operation clauses).

Provide TI and commission commitments, remaining allowances, timing of payouts, and any amortization schedules.

Provide multi‑year operating expense statements, CAM reconciliations, and budgeted projections with assumptions for inflation and service levels.

Describe CAM charge methodology (pro‑rata, rentable area), caps/exclusions, reconciliation process, and audit rights.

Provide historical rent change by unit/type and market rent comparisons with justification for projected rent growth.

Supply comp list with sale dates, prices, rent comparables, and any adjustments applied for time, location, or lease structure.

Summarize submarket vacancy trends, recent absorption, major employers, job growth, and demographic demand indicators.

List known public/private projects (transportation, retail, residential) and assess potential positive/negative impacts on the asset.

Provide equipment ages, recent maintenance/REPLACEMENT dates, remaining useful life estimates, and near‑term CapEx schedule.

Provide Phase I ESA; if recognized environmental conditions exist, include Phase II reports and remediation plans/cost estimates.

Disclose known contamination, USTs, remediation status, regulatory correspondence, and potential liability exposure.

Provide ALTA survey showing boundaries, encroachments, easements, and recommend resolution steps for any exceptions.

Provide title commitment/exceptions list and summarize material easements, covenants or restrictions that limit use or development.

Disclose recorded liens, pending lawsuits, mechanics’ liens, and actions required to clear title or mitigate operational impacts.

Provide assessed value, tax bills, multi‑year tax history, and status/outcome of any appeals or abatements.

Identify tax incentives, opportunity zone status, PILOT/abatement terms, compliance obligations, and expiration dates.

State current zoning, permitted uses, and whether proposed uses require variances, conditional use permits, or rezoning.

Disclose existing variances/approvals and pending entitlement applications or conditions that could affect timelines/costs.

List required permits/C of O, current status, outstanding items, and timeline/cost to obtain missing approvals.

Provide utility provider details, meter setups, capacity limitations, demand charges, and any required upgrades.

Indicate municipal vs private utilities and outline maintenance responsibilities and replacement risk for private systems.

Provide historical CapEx spend and a prioritized near‑term CapEx plan with estimates and funding sources.

State reserve policy, current reserve balance, historical funding levels, and projected shortfalls or surpluses.

Provide list of key contracts (term, rates, assignability), vendor performance records, and transfer requirements/consents.

Describe access points, shared parking agreements, traffic flow issues, and any recorded easements or restrictions.

Summarize frontage, pylon/sign rights, visibility studies, and any municipal signage restrictions.

Provide insurance summary (property, GL, business interruption, environmental) and note exclusions, high deductibles, or coverage gaps.

Provide hazard zone maps, recent claim history, required endorsements, and premium impact or insurability issues.

Provide reports if done; otherwise recommend infrared/moisture and envelope assessments before closing to detect hidden issues.

Provide structural evaluation summary, known deferred items, and estimated remediation/strengthening costs where applicable.

Summarize ADA exposure, required modifications, cost estimates, and phased compliance plan if needed.

List existing sustainability features and certifications, energy usage metrics, and feasible improvement measures with ROI estimates.

Summarize building tech systems (BMS, access control, cameras), cybersecurity posture, and required upgrades for compliance.

Provide sensitivity matrix showing cash flow, DSCR, and investor returns under varying vacancy, rent, expense, and rate scenarios.

State target hold period, exit cap rate assumptions, timing, and projected sale price under base and stress cases.

Provide estimated selling costs including broker fees, legal, tax, closing costs, and potential defeasance or prepayment fees.

Summarize lender options (bank, life co., agency, CMBS), indicative LTVs, debt yields, interest rate ranges, amortization, and covenant expectations.

Provide loan docs summary on assumability and quantify prepayment penalties, yield maintenance, or defeasance costs.

State expected lender reserve requirements, personal or entity guarantees, recourse carve‑outs for bad acts, and covenant compliance demands.

Provide market terms for mezz/preferred, typical yields, control rights, and effects on equity returns and covenants.

Recommend SPV (single‑asset LLC) with tax‑efficient ownership (LLC/LP) and summarize implications for liability isolation and investor tax flows.

Provide itemized estimate of closing costs, transfer taxes by jurisdiction, escrow/title fees, and customary buyer/seller allocations.

Identify ROFR/ROFO/assignment restrictions in leases or HOA/ground lease and consent requirements for transfer and assignment.

Provide current estoppels for major tenants confirming lease status, rent, security deposits, and landlord defaults.

Disclose tenant defaults, litigation, cure status, and potential financial or operational impacts with mitigation plans.

Provide current/target manager details, base fee structure, incentive fees, KPIs, and historical performance metrics and references.

Present leasing plan, target tenant profiles, marketing budget, expected lease-up timeline and expected rental concessions.

State commission schedules, TI accounting policy, amortization period, and capitalized leasing cost treatment in underwriting.

Describe tenant engagement strategy, account management, renewal incentives, and tenant satisfaction/retention programs.

Specify GAAP or cash basis reporting, monthly/quarterly financials, investor reporting schedule, and audit plans if any.

List KPIs and define calculation methods, target thresholds, and reporting frequency for investor dashboards.

Provide copies of warranties, durations, transferability terms, and claims history for covered assets.

Define landlord vs tenant responsibility for IT/BMS security, encryption, incident response plans, and data privacy controls.

Summarize applicable local labor laws, prevailing‑wage thresholds, contractor registration/licensing, and compliance implications.

Identify historic designations, review boards, and restrictions that could affect façade, signage, or redevelopment plans.

Provide zoning envelope analysis, FAR, setback constraints, air rights availability, and high‑level feasibility for densification.

Provide unit count, unit types, current vs market rents, recent concessions, and historical turnover and turnover cost per unit.

Report average lease duration, renewal percentage, resident profile, payment delinquency rates, and collections history.

Provide pro forma assumptions for pricing, absorption per month, presale thresholds, construction timeline, and sales overhead.

Summarize unit mix, amenity offering, target renter demographic, projected stabilized yields, and property management model.

Provide tenant credit profile, committed lease term, landlord construction obligations, tenant allowances, and guaranteed rental income.

Provide facility specs: clear height, bay spacing, floor load capacity, number/type of docks & grade doors, and electrical service details.

Describe site truck circulation, maneuvering radii, staging/laydown capacity, and any municipal truck route or curfew restrictions.

Detail surface composition (gravel/asphalt), perimeter security, drainage systems, designated load/unload zones, and lighting/security specs.

Identify storage restrictions, required stormwater permits, spill prevention plans, and zoning/permit constraints affecting operations.

Provide required parking counts, current supply, permit/towing/enforcement mechanisms, and nearby overflow options.

Summarize ground lease terms including rent basis/escalators, renewal terms, rent resets, assignment provisions, and reversion obligations.

Highlight power capacity, redundancy, telecom fiber availability, cooling, and any constraints impacting specialized uses.

Assess physical, zoning, and code constraints for repurposing space and estimated costs/time to convert between uses.

Provide benchmarking TI costs per SF/unit by asset class and high‑level CapEx estimates for typical repositioning scenarios.

Identify proposed escrow/holdback amounts, indemnity scope, retention periods, and triggers for release or claim.

Specify required physical security, access control, cybersecurity standards, background checks, and compliance documentation.

Outline tax management strategy: appeals process, tax advisors, budgeting for increases, and timeline for filing appeals.

Disclose PBIDs, PILOT arrangements, special district levies, and their impact on operating expense and transferability.

Provide sponsor bio, track record metrics, prior asset performance, any conflicts, sponsor equity commitment, and fee alignment.

Provide project schedule, milestone dates, budget estimates with contingencies, and critical path items.

List required permits, inspection milestones, expected review timelines, and local jurisdiction predictability/turnaround metrics.

Describe procurement strategy, GC selection criteria, contract forms, performance bonds, insurance requirements, and change‑order controls.

Include standard contingencies for inspections, environmental, title, financing, lease review, zoning/entitlement, and satisfactory due diligence.

Affirm applicability where relevant and recommend early cost segregation to accelerate depreciation and evaluate 1031/like‑kind exchange planning.

Identify available credits/incentives, qualification criteria, timelines, and projected after‑tax impact on returns.

Recommend builder’s risk, pollution liability, property/catastrophe coverage, business interruption, and contingent business interruption as applicable.

Summarize local default cure periods, notice requirements, eviction timelines, and enforcement remedies including rent acceleration or security use.

Provide model line items for vacancy and collection assumptions with historical justification and sensitivity ranges.

Present scenario analysis showing impact on cash flow, levered returns, DSCR, and equity IRR under rate or cap‑rate shifts and extended lease‑up.

Disclose related‑party liens, cross‑collateralization, guarantees, or affiliate obligations and their potential trigger scenarios.

Describe reporting cadence, financial statements, KPI dashboards, distribution waterfall, investor communications, and governance structure.

Highlight any prior controversial uses, regulatory notices, tenant reputational issues, and mitigation or remediation plans.

Specify agreed transition services, duration, vendor introductions, tenant introductions, and any training or knowledge transfer.

Provide a deal close checklist with due‑diligence deadlines, financing milestones, permitting/entitlement tasks, closing date target, and immediate post‑close operational actions (staffing, contracts, CapEx starts).