“What do we need to do from here?”

“What do we need to do from here?”




It isn’t good when a buyer hasn’t been educated about the home buying process. These are some of the questions that I needed to answer, questions that should have been addressed by the selling agent. In the purchase agreement all inspections were waived so I needed to do some educating before we went too much further.


As we went through my recommendations, the questions started coming:


1) Why do I need a home inspection?


2) Why do I need to do a septic inspection?


3) Why do I need a water test?


Most professionals would have made sure their client was totally protected but this was not the case and now the deposit will be at risk when the inspection happens and there is a problem that could cost thousands. Fortunately the deposit is $1000.


Three weeks later, we have a bad septic that will cost thousands to repair. I explained to the selling agent that this client cannot get a mortgage with a bad septic. Their response was that these people have lived in the property for over 20 years and never had a problem.


Not sure what will happen from here as the buyer has asked for the return of the deposit and hired a lawyer. Who needs this stuff? It only gives all of us a black eye.


Hopefully the clients will decide to purchase a different home in the near future but not sure, he was pretty upset with the entire experience.


Image courtesy of DavidCastillo/freedigitalphotos.net

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Joe Petrowsky, NMLS #6869

Right Trac Financial Group, Inc. NMLS #2709

110 Main St.

Manchester, Ct. 06042

Office: 860 647-7701 x116

Fax: 860 647-8940

Cell: 860 836-9294

Email: joe@righttracfg.com



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Joe Petrowsky does not guarantee nor is in any way responsible for the accuracy of the information provided herein, and provides said information without warranties of any kind, either expressed or implied.

Equal Housing Statement: We are pledged to the letter and spirit of U.S. policy for the achievement of equal housing opportunity throughout the Nation. We encourage and support an affirmative advertising and marketing program in which there are no barriers to obtaining housing becuase of race, color, religion, sex, handicap, familial status, or national origin.

Comment balloon 24 commentsJoe Petrowsky • September 15 2015 12:43PM


Good morning Joe.  Sad because of the lack of one agent it reflects on the whole.  Hopefully all will work out well. 

Posted by James Dray, Exceptional Agents, Outstanding Results (Fathom Realty) over 4 years ago

that agent should be prepared to contribute to the loss of the earnest money deposit! 

Posted by Lise Howe, Assoc. Broker in DC, MD, VA and attorney in DC (Keller Williams Capital Properties) over 4 years ago

Hi Joe Petrowsky. If the buyer waived inspections, why then did the buyer perform a septic inspection?  

Posted by Randy Hilman REALTOR® Associate Broker, Guide & Mentor to Home Buyers & Sellers (Randy Hilman Homes) over 4 years ago

So many variables in buying a home. A Great Realtor was needed in this situations...

Posted by Lawrence "Larry" & Sheila Agranoff. Cell: 631-805-4400, Long Island Home and Condo Specialists (The Top Team @ Charles Rutenberg Realty 255 Executive Dr, Plainview NY 11803) over 4 years ago

Yes, that is just dumb and that's a really stupid response from the real estate agent.

Posted by Debbie Gartner, The Flooring Girl & Blog Stylist -Dynamo Marketers (The Flooring Girl) over 4 years ago

Hi Joe.  Buying real estate is not for the uniformed.  Hire a experienced Realtor.

Posted by Conrad Allen, Webster, Ma, Realtor (Re/Max Professional Associates) over 4 years ago

Joe, some agents chase a commision and some offer genuine service. Enjoy your day!

Posted by Wayne Martin, Real Estate Broker - Retired (Wayne M Martin) over 4 years ago

Joe: The sad part is the agent will probably get away without a blemish only to do the same thing again to some other client. I hope it works out without having lawyers tussle.

Posted by Anita Clark, Realtor - Homes for Sale in Warner Robins GA (Coldwell Banker Access Realty ~ 478.960.8055) over 4 years ago

Joe Petrowsky I could see this with a fsbo where there is no agent. But with an agent, it should not happen. Bad agent? Or lack of training and experience. Hope it works out.

Posted by Ted Glover, ABR in Moultrie, Georgia 229-854-5422 (Alderman Classic Realty, LLC) over 4 years ago

Good morning Joe. What a horror story for sure. I hate hearing this.

Posted by Sheila Anderson, The Real Estate Whisperer Who Listens 732-715-1133 (Referral Group Incorporated) over 4 years ago

Joe, obviously this buyer chose the wrong buyer's agent that is clueless!    They need to learn what is necessary to obtain a loan.

Posted by Joan Cox, Denver Real Estate - Selling One Home at a Time (House to Home, Inc. - Denver Real Estate - 720-231-6373) over 4 years ago


Oh my, the answer is what floored me about the owner living there 20 years..spoken like a certified ignoramus.  A

Posted by Ron and Alexandra Seigel, Luxury Real Estate Branding, Marketing & Strategy (Napa Consultants) over 4 years ago

So the the loan contingency still in place?  what a mess.  Makes me think of those agents that say "but this is the way we've always done it"

Posted by Tammy Lankford,, Broker GA Lake Sinclair/Eatonton/Milledgeville (Lane Realty Eatonton, GA Lake Sinclair, Milledgeville, 706-485-9668) over 4 years ago

Joe Petrowsky Thank God we disclose everything in California.

Bill Roberts

Posted by Bill Roberts, "Baby Boomer" Retirement Planner (Brooks and Dunphy Real Estate) over 4 years ago

Ugh. What a mess. The buyer may or may not try again, but hopefully they will pick the right real estate agent the next time.

Posted by Kat Palmiotti, The House Kat (406-270-3667, kat@thehousekat.com, Broker, Blackstone Realty Group - brokered by eXp Realty) over 4 years ago

Only one time have I seen a Buyer waive an inspection. We are all entitled to run our business as we please, but that does not seem like a strategy that will work in the long run.

Posted by Wayne Johnson, San Antonio REALTOR, San Antonio Homes For Sale (Coldwell Banker D'Ann Harper REALTORS®) over 4 years ago

I am dealing with two buyers through the inspection process right now and one of them has septic.  Not fun.  Septic systems scare people and I can totally understand why!!!  Shame on the agent for not educating his buyers.

Posted by Belinda Spillman, Colorado Living! (Aspen Lane Real Estate Colorful Colorado) over 4 years ago

Thats exactly why I never ever recommend a buyer waive their inspection period. Even in a red hot market where they stand to lose out on the home. It's better to lose out to someone willing to waive an inspection than purchase a home with tens of thousands of dollars worth of repair issues that you'll never know existed until it's too late. 

Posted by Nicole Doty - Gilbert Real Estate Expert, Broker/Owner of Zion Realty ZionRealtyAZ.com (Zion Realty) over 4 years ago

This is a good story to share. A home inspection is always a smart decision.

Posted by Roy Kelley (Realty Group Referrals) over 4 years ago

Joe sounds like this Realtor/Agent just had one thing in mind, their check at the Closing.

Posted by George Souto, Your Connecticut Mortgage Expert (George Souto NMLS #65149 FHA, CHFA, VA Mortgages) over 4 years ago


A well educated buyer protects everyone in the transaction.

Good luck and success.

Lou Ludwig

Posted by Lou Ludwig, Designations Earned CRB, CRS, CIPS, GRI, SRES, TRC (Ludwig & Associates) over 4 years ago

Hi Joe -- with the proper preparation and knowledge of the homebuying process, many of these issues can be more easily addressed sooner rather than later.   Too bad... 

Posted by Michael Jacobs, Los Angeles Pasadena 818.516.4393 over 4 years ago

Joe I so agree with you the better educated the consumer the less stressful the home buying becomes and half of the information should be told by their agent upfront...but many do not...Endre

Posted by Endre Barath, Jr., Realtor - Los Angeles Home Sales 310.486.1002 (Berkshire Hathaway HomeServices) over 4 years ago

Shake my head Joe...why is this Realtor even in business because there is no way they are protecting clients whether they are sellers or buyers!

Posted by Ginny Gorman, Homes for Sale in Southern RI and beyond (RI Real Estate Services ~ 401-529-7849~ RI Waterfront Real Estate) over 4 years ago