Insights
Closing-window know-how
Practical guidance for agents, buyers, and sellers navigating repairs before the closing table.
Can We Still Close If the House Has a Leased or Financed Solar System?
Yes — but with solar, the paperwork threatens the closing before the hardware does. How leases and loans transfer, and what the file needs.
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The Inspection Flagged the Water Heater. Do We Have to Replace It?
Not always. Many water-heater flags are single-visit corrections, not replacements. How to tell the difference — and what the closing file needs.
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Can We Still Close If the Inspector Flagged the Electrical Panel?
Usually, yes. Most electrical panel findings are corrected or documented by a licensed electrician within the repair window. Here's how it works in Chattanooga.
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What Is an Underwriter Service Letter — and When Does a Closing Need One?
An underwriter service letter confirms a home's HVAC system was professionally serviced and works. When closings need one, and how to get it fast.
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The Roof Findings That Show Up Most on Chattanooga Inspection Reports — and What Settles Them
Most roof write-ups in Chattanooga are repair-scope, not replacement-scope. The findings inspectors flag most — and the written scope that settles them.
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Fifteen Small Items on the Inspection Report? You Don't Need Five Contractors
Fifteen small items on the inspection report? One punch-list crew, one visit, one invoice. The fastest path from repair addendum to final walkthrough.
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What Is a Service Letter — and Why Your Lender Wants One
A receipt proves payment. A service letter proves condition. Here is what that document actually is, why an invoice won't substitute for it, and how to get one that clears underwriting the first time.
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FHA and VA Repair Timelines: What the Clock Really Looks Like
On an FHA or VA loan, an appraisal-required repair is a condition of the loan itself. Here is how the clock actually runs — from condition to clear-to-close — and where deals lose days they can't get back.
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How to Write a Repair Addendum That Closes
A repair addendum is a construction specification, a deadline, and a documentation requirement — usually drafted like a text message. Here are the eight things it should nail down, three rewrites, and the phrases to strike.
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9 Ways Repair Addenda Kill Deals — and How to Stop It
The repair addendum is the most dangerous document in a real estate transaction. Here are the nine ways the repair window collapses before closing — and exactly how to stop each one.
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