What Do I Do IF… The House I’m Buying Comes with a Surprise?

Buying a home is exciting, but what happens when you’re faced with an unexpected issue after your offer is accepted? From hidden septic responsibilities to open permits and title surprises, there are plenty of "IF" scenarios that can catch buyers off guard. Here’s how to navigate some of the most common challenges so you don’t get stuck with a costly mistake.

IF… The Septic System is the Buyer’s Responsibility

In some transactions, the responsibility of replacing or upgrading a failing septic system falls on the buyer instead of the seller. This can be a major expense, often costing $20,000 or more. Before committing:

• Check the Title V Report – This will indicate whether the system has passed or failed.

• Negotiate Before You Sign – Ask for repairs or a credit in the contract.

• Explore Financing Options – Some loan programs allow for septic repair costs to be rolled into the mortgage.

IF… There Are Open Permits on the Property

Open permits mean previous work on the home was never officially closed out with the town. This can create major headaches when trying to secure financing or insurance.

• Do a Permit Search Early – Ask your agent or attorney to pull town records.

• Negotiate for the Seller to Close Them – Ideally, the seller should resolve open permits before closing.

• Get a Contingency in Writing – Protect yourself in case this issue delays closing.

IF… The Title Isn’t Clear

A home can’t be sold if there are title defects, such as outstanding liens or ownership disputes. This could delay your closing by weeks or months.

• Work with a Great Title Attorney – They’ll uncover any red flags before it’s too late.

• Consider Title Insurance – This protects you if undiscovered issues arise later.

• Know Your Options – If the seller can’t resolve the title issue in time, you may be able to walk away without losing your deposit.

IF… The House Isn’t Left As Agreed

You’ve done the final walkthrough, and suddenly, the seller has removed appliances or left behind a mess. What can you do?

• Check Your Contract – The purchase agreement should outline what stays with the home.

• Hold Back Funds at Closing – If needed, your attorney can request an escrow holdback until issues are resolved.

• Get Everything in Writing – If the seller agreed to repairs or specific inclusions, make sure it’s documented.

Final Thoughts

Buying a home can come with surprises, but the right preparation can prevent major setbacks. Having a strong real estate agent, attorney, and due diligence process in place will help you avoid costly mistakes and ensure a smooth closing.

Are you in the home-buying process and have questions about potential surprises? Let’s connect and make sure you’re fully prepared!

Disclaimer: This article is for informational purposes only and should not be considered legal or financial advice. Buyers should always consult with a qualified real estate attorney, lender, or other professional for guidance specific to their situation.