Once offer guidelines and addendum instructions reviewed and acknowledged by clicking ”Submit” button at the bottom of this page you will receive a confirmation e-mail with your acknowledgement . Then you will be forwarded to an offer page where you can input details of your offer and upload required documents as PDF files. Please be advised that all fields marked with * are mandatory and you will not be able to submit your offer unless they are completed.

  1. Our clients require earnest money deposit on selected properties. If an offer is submitted with no earnest money deposit, expect it to be countered. The amount of earnest money deposit will vary. If earnest money deposit is needed you will be required to upload a copy of EMD check on the offer page.
  2. Pre-Approval (Not a Pre-Qualification) or Proof of Funds is required with all offers and must be uploaded as PDF file on the offer page. Our clients will not review any offers submitted without this documentation.

  3. Inspections are the responsibility of the buyer. If all utilities are off, neither seller nor seller's agent will have the utilities turned on in their name unless it was negotiated in the offer. All costs associated with utility activation and de-winterization is the responsibility of the buyer. Any arrangement for utility activation (including meeting gas and / or water company employees) must be made by buyer and buyer's agent. All utilities must be de-activated and property re-winterized after inspection. NO EXCEPTIONS!

  4. The Contract of Sale is for real property. Any personal property found in the structure or on the parcel is not guaranteed by the seller and should not be included in the contract. Remember, this is an “AS-IS” sale.

  5. Response times to your offers will vary depending on our client. Wait times can be as little as one day and as long as two weeks. Please be assured that when we have any communication from the client regarding your offer, we will communicate it to you. Updates on your offers are requested via e-mail only with all inquiries sent to Please include the property address, buyer name, and your name (Agent).

  6. Seller will not provide a written Letter of Rejection. Notification of acceptance or rejection will be made by the list agent. Seller also reserves the right to accept the offer of their choice, regardless of the order it was received.

  7. Negotiations are verbal. Once an offer is accepted an addendum will be sent to you for completion. The addendum and all supporting documents as required by the seller must be returned by the date indicated on the addendum. NO EXCEPTIONS!

  8. Our clients require their addendums to be a clean copy (this means no additional verbiage, words crossed, blotted out, or any form of alteration to the addendums). If you have negotiated other terms such as additional closing costs that are not covered on the bank addenda, you may add an additional addendum.

  9. Per diems and/or extension fees are typically included in our client's addendums. These are charges for delays that are not caused by the seller. Seller will NOT pay any per diem for any delays in closings nor will any commissions be paid without the transaction being closed and funded. This is not a negotiable item. So make sure you are offering realistic closing time frame otherwise you will be putting your client at risk of paying per diem charges for not closing on time.

  10. Sale price, inspection dates, closing dates, and earnest money must match on both contract and addendum. DO NOT send in contracts and addendum with conflicting values. Complete contract and addendum must be returned by the date indicated on the addendum. Contracts with conflicting values or incomplete information will be rejected.

  11. It is the responsibility of the buyer and buyer's agent to verify all information provided pertaining to the property.

  12. Buyer and buyer's agent understand that delays can be caused that are outside of the seller's control, such as the filing of the sheriff's deed, point of sale inspection etc. Under such circumstances, as it is throughout contract acceptance to close, no repairs or alterations are to be made to the property. A notification to the listing agent must be made for every showing. Buyer's agent must be present at all showings.

  13. Seller will make no repairs to the property unless it was negotiated in the offer. It is the responsibility of the buyer and the buyer's agent to ensure that all deadlines are met with regards to financing and inspection contingencies. Failure to meet these deadlines may result in the loss of earnest money. The property is sold AS-IS. Remember, the seller will make no repairs.

  14. Acknowledgement of this form must be present with all offers. Thank you.

     I acknowledge and agree to the terms listed above.

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