BUYER’S GUIDE
TAMI O’BRIEN MEET
My aim is to support clients in reaching their real estate goals by grasping their needs and the current market dynamics Whether you're buying, selling, or both, I craft a thorough plan for a seamless experience
Teaming up with professionals, I strive to elevate client satisfaction and ensure meticulous attention to detail, exceeding industry benchmarks Effective communication, meticulous preparation, and skilled negotiations underpin my success I consistently monitor market trends to align clients' goals with effective strategies.
Real estate transactions mark major life milestones, and I prioritize honoring these while optimizing clients' investments It's a privilege to play a role in their financial achievements
Why choose me? I'm dedicated to understanding your goals, valuing your time, and fostering teamwork through transparent communication I'm accessible via email, text, calls, or in person
About me: With a background in marketing and sales, I transitioned to real estate to leverage my skills after raising my children This journey allows me to utilize my strengths and witness the joy of clients as they embark on new chapters in their lives
Let my team, including support staff, title and escrow professionals, and trusted mortgage advisors, guide you toward achieving your goals
MEET MY TEAM
Owner/Managing Partner
Over the last 26 years, Lena has transitioned from being an agent assistant, sales associate, assistant manager/new agent trainer, to Broker/Owner of Windermere North Lena is a certified Ninja Selling instructor and had the honor of being personally trained by Ninja Selling founder, Larry Kendall.
Marketing Coordinator
Linda assists in the production and execution of informational marketing, which helps keep my clients informed Her assistance enables me to be focused on my most important role, taking care of you while you buy or sell a home
Transaction Coordinator
Megan brings 6 years of real estate experience Her keen organizational skills in overseeing the technical details of your transaction create a high level of communication every step of the way, from start to finish
MEET MY TRUSTED COLLEAGUES
Amanda C: 206 940 6242
E: AHovde@windermere com
Kristine C: 425 419 3391
E: KHovde@windermere
MY VALUE
GREAT COMMUNICATION
TRUST
INTEGRITY
LOCAL MARKET KNOWLEDGE
ACHIEVE YOUR GOALS
SEAMLESS TRANSACTION
TRANSPARENCY
RESPECT
TESTIMONIALS
Tami was everything you'd want your agent to beprofessional, prompt and aggressive in negotiation. From the beginning, she communicated that she had our best interests in mind and stuck to her word As first time home buyers, she helped us navigate the process and educated us on what to expect and how to prepare for putting in an offer and closing Through closing, she helped us negotiate our offer details After closing, she's checked up multiple times to ensure everything is going as expected I could not recommend Tami enough!
Kendall, Buyer
Tami has helped me with my purchase of two homes and she did an amazing job of selling one as well! She is an excellent communicator and negotiator In order to find my dream house, she was careful to listen to my needs and wants, but when I got tunnel vision because I had sold my home and needed to hurry up and find my next home, she was thoughtful enough to help me take a step back and look at what were truly the most important things I wanted that would make me happy long term. I don't plan on leaving this amazing home and property she helped me find anytime soon, but when the time comes I will absolutely hire Tami to sell my home and help me with the next one
Monroe, Buyer
Tami stuck with us for over 2 years to find our home. She constantly made us feel like her number 1 priority and was there to answer questions any time We trusted she was doing the right thing for us and listened to our needs Definitely recommend her as she will you feel like family!
Sean, Buyer
“TAMI IS MY GO-TO PERSON FOR ALL MY REAL ESTATE ADVENTURES.”
Tami was incredibly personable, helpful, and hands on throughout the process of purchasing my first home She made sure everything went smoothly, down to the smallest details If you are looking for a realtor who truly cares, Tami is the perfect fit for you!
Megan, Buyer
We worked with Tami during Spring 2021 as first time homebuyers looking for a house in the greater Seattle area Being new to this process meant we had a lot of questions and needed a partner that could offer us clarity and set realistic expectations -Tami was exactly that partner From the first consultation with ample prep materials, to honest feedback during tours on how each home would fit our long term needs, to countless phone calls as we worked to submit competitive offers and to even the post-closing recommendations for renovation contacts, Tami has been with us every step of the way as a trusted and committed guide We're very pleased with our home buying experience and are thankful for everything Tami did to get us in our new home
Sydney, Buyer
Tami came to us by recommendation by family Once we began working with her, we knew why she was recommended She was upfront and straightforward about the market and expectations It was evident that her focus in the real estate business was to care about her clients We had some significant setbacks with our sale that delayed us for a few weeks, but Tami was able to provide references to vendors that aided us in getting back on track From the buying perspective, in such a unique and extreme market, Tami met with us in looking through homes and was quite honest with her opinion of the homes As noted earlier, her opinion was only to help us reconcile our wants and needs with what we saw in the house I can't recommend Tami enough and though I'd say we would work with Tami again, she found us such a wonderful home, it'll be a very long time before we decide to move again
Paul, Seller
“I WOULD DEFINITELY USE TAMI AGAIN IN BUYING OR SELLING A HOME!”
01
BUYER CONSULTATION
HELPING YOU FIND AND PURCHASE A HOME IS ONLY ONE FACET OF MY JOB.
MY PROCESS:
Explain basic real estate principals, terminology, contracts, documents and addenda
Refer you to reputable lenders that can help you assess your financial situation and pre-approve you for a mortgage
Help determine the type of home and neigh
Arrange showings to view homes that meet
Provide you with detailed information about
Write and negotiate offer terms that will resu sale agreement
Be present during the time of inspection
Assist with reviewing the title report
Coordinate any and all necessary steps that inspection
Coordinate with the escrow company to ens manner for an on time closing
Attend the signing with you, if possible, to co
Provide ongoing support and services even
BUYING FIRST AND SELLING LATER?
Since a bridge loan can give you a stronger negotiating position and ease the pressure of having to sell before you buy, speak with your lender about whether they have a bridge loan product If they don’t, Windermere’s exclusive bridge loan program can be the perfect solution The approval process takes only a few days and the fee is just one percent of the loan amount No payments are necessary on the loan before your home closes unless you choose to make a payment The principal and interest are due when the home closes, or six months following disbursement, whichever comes first
THE WINDERMERE BRIDGE LOAN PROGRAM OFFERS YOU:
A stronger negotiating position
A simple application
Fast processing
No payments due before closing
Competitive fees and interest rates
02
CHOOSING A LENDER
Not all lenders are the same Not only will accessibility and communication styles differ, but they will offer varying loan products and may charge different fees Where you do your banking may not be the best place for you to obtain your home loan Just because you are familiar with your bank does not necessarily mean that they will offer you the best service and competitive edge Smaller, local lenders are often known for providing exceptional customer service and being dedicated to delivering on their promises This can give you a leg up in a competitive situation!
It is important to understand and compare the services different lenders provide. This will help you make an informed decision and select a lender that you feel comfortable with and that best aligns with your specific situation Working with a reputable, accessible, and trustworthy lender will make your buying process more streamlined and successful Regardless of whom you choose, be sure to pick a local mortgage lender who has been recommended by someone you trust
Below is a list of lenders I have worked with and know to be very professional, helpful, and wellqualified to help you with your loan Feel free to reach out to any or all of these lenders and ask them how they can serve you.
Home Loans | The
DETERMINING YOUR MAX PRICE
Prior to beginning your home search, it's crucial to verify your affordability Work closely with a lender or financial advisor to establish your maximum budget, and consider these vital steps before moving forward.
CHECK YOUR CREDIT REPORT
Reviewing your credit report before your lender does lets you correct errors and address any issues that may arise
DETERMINE YOUR DOWN PAYMENT
Choosing your down payment amount is your decision, but it impacts your loan terms. Generally, a down payment under 20% requires private mortgage insurance (PMI)
KNOW YOUR CREDIT
By reviewing your credit report, you can also check your credit score with a "soft credit check," which doesn’t affect your credit. Your score impacts loan offers and interest rates from lenders.
HOMEOWNER’S INSURANCE
Explore various homeowner insurance policies to find the best coverage at competitive rates
MAKE A LIST & PRIORITIZE
Imagine your ideal home and community Now make a list of everything you envisioned Then take that list and break it down from high to low priority. High-priority items are the things you cannot live without in your new home. Lower-priority items are those that are an added bonus but not necessary Your list can include things such as the number of bedrooms, need for a yard, style of home, and access to schools and shopping
TOUR HOMES IN PERSON & ONLINE
Some people look at several homes before finding just the right one, while others find “the one” immediately. Thanks to the internet, you can streamline your search process significantly by checking out homes for sale online I will also set up a search with my MLS, which will be the best and most accurate tool to utilize when finding a home online
THE TRIANGLE OF BUYER CLARITY
The Triangle of Buyer Clarity is an expert tool for a buyer to help determine the parameters of their home search in order to save them time and money. The longer a buyer is looking for a home the more it costs them in the end. The relationship between price, location, and features/condition is paramount in helping a buyer gain clarity and efficiency in their search
For instance, if a buyer is set on a turn-key home that requires no updates, they may have to go up in price or further out in location The sides of The Triangle are often adjusted to make an uneven triangle, resulting in an effective home search and successful purchase
I look forward to analyzing your desired home features in relation to your budget and possible locations in order to determine the most effective shape of your triangle to help you find success!
It is time to get clear! = EFFICIENCY AND SUCCESS!
SUBMITTING AN OFFER
Once you have found the home that you would like to purchase we will submit an offer on the property I will build rapport with the listing agent and find out as much information that I can regarding what the sellers are hoping to see in an offer You and I will work together to tailorfit an offer for this specific property, seller, and to your comfort level Every offer we write will have it’s own story and strategy. Here are 6 main components that make up an offer:
PRICE & ESCLATION
To help you decide on an offer price for the property, I will conduct a Comparative Market Analysis (CMA) to assess its market value and determine its worth in the current market Additionally, you might consider including an escalation clause in your offer to strengthen your position
EARNEST MONEY
Earnest money is typically around 2% to 4% of the purchase price This deposit demonstrates your seriousness as a buyer It acts as "good faith" money, indicating that you do not intend to back out of the contract Your earnest money will be applied toward the final purchase price
CLOSE DATE
Show your flexibility by accommodating the sellers' preferred closing date We can ask the sellers for their ideal closing date, ensuring your offer is more appealing to them
INSPECTION CONTIGENCY
Having a home inspection done on the property is essential In some cases, you may complete the inspection before submitting your offer, which eliminates the need for an inspection contingency and makes your offer more appealing to the seller Alternatively, you can make your offer contingent upon your satisfaction with the inspection results
FINANCING CONTINGENCY OTHER CONTINGENCIES
If you are securing a loan to purchase the property, we must disclose this information This contingency specifies the type and amount of the down payment you will make It also protects your earnest money in case your financing falls through and you are unable to obtain the loan
You can make your offer contingent on various factors, such as HOA review, title review, seller disclosure review, and feasibility study Contingencies protect your earnest money while you conduct your due diligence, but they can also make your offer less appealing to the seller
INSPECTION & DUE DILIGENCE
INSPECTION
We will hire a home inspector to thoroughly evaluate the condition of a the property you are purchasing They conduct a thorough inspection of the property's structure, systems, and components to identify any potential issues, defects, or maintenance concerns After completing the inspection, the home inspector provides a detailed report to the client, outlining their findings and any recommended repairs or further evaluations This report helps buyers make informed decisions about the property and can be used for negotiating repairs or price adjustments with the seller Below are reputable home inspectors I can refer you to
INSPECTORS
Martin Knox
Emerald Hills Homes Inspection
EmeraldHill Hi@gmail com | 206-571-3019
Harold Miller
Harold Miller Home Inspection
MIllerHomeInspection@gmail.com | 425-501-2382
Devon Richardson
Echelon Inspections
EchelonInspections@gmail com | 206-399-1217
DUE DILIGENCE
Collaborate with your mortgage professional to ensure you are comfortable with either the purchase price or the monthly payment
Get your questions answered about the neighborhood, HOA, and ho
Do a thorough inspection of the home (if applicable, sewer lines, septic tank, roof, oil tank decommissioning) Consider getting additional inspections, if additional inspections are recommended
Research schools, commute times, public transit options, etc
Review comparable home values
KEEPING YOU IN THE LOOP
TRANSACTION CALENDAR
Once you’re in contract (pending) on a property my transaction coordinator, Megan Dalton, will prepare and give you a calendar which outlines all important deadlines and reminders It is my duty to make sure all time sensitive dates in your contract are observed and/or fulfilled I will refer to this calendar when giving you updates on your transaction (see sample calendar below )
CONGRATULATIONS!
CLIENT NAME
Mutual Acceptance!
Buyer-Deadlineforhome inspectionresponsetobe submitted Additional deadlinescouldapplyisthere isfurthernegotiation
Buyer-Deadlineto depositearnest money
COMMUNITCATION IS KEY
As your real estate advocate, I will always be accessible and available to you I am committed to making sure your questions/concerns are always answered in a timely manner
06APPRAISAL
If you are obtaining a loan, the bank will likely require an appraisal During this process, a licensed appraiser will create a report to determine the value of the property you are purchasing The report considers factors such as the condition of comparable homes and similar square footage in the area
If the appraised value meets or exceeds the purchase price, the transaction will proceed to closing However, if the appraisal reflects a lower value than the purchase price, we will have the option to negotiate a new price If an agreement on the purchase price or another solution cannot be reached, the transaction will be terminated, and the buyer’s earnest money will be refunded
TITLE AND ESCROW
What is title and escrow and what role do they play in your transaction?
WHAT IS TITLE INSURANCE?
Title insurance protects property buyers and lenders from financial loss due to defects in a property's title, such as liens or ownership disputes It ensures the title is clear and covers legal fees for defending against claims There are two types: owner's title insurance, which protects the buyer, and lender's title insurance, which protects the lender's interest in the property
WHAT IS ESCROW?
Escrow is a financial arrangement in which a neutral third party holds and manages funds or documents on behalf of the buyer and seller during a property transaction This process ensures that both parties fulfill their obligations before the transaction is finalized Once all conditions are met, such as inspections and title clearances, the escrow agent releases the funds and documents to the appropriate parties, facilitating a smooth and secure transfer of ownership
08 SIGNING
DAY
As the closing date nears and your documents are finalized, your escrow officer will contact you to schedule a signing appointment They will also provide instructions for submitting the remaining funds due to escrow 24 hours prior to closing
FINAL DAYS BEFORE CLOSING - BUYER’S TIMELINE
2-3 Days to Signing 1 Day Before Closing Day of Closing
Escrow works closely with your lender to get numbers for the final closing statements
Escrow will call you to schedule the signing appointment This could be as close as 2 days before closing
You will wire any closing funds no later than 1 day prior to closing.
Escrow releases your file to the county to record the new ownership This typically takes all afternoon
Transaction is recorded and we are closed
You receive keys by 9pm
Next Business Day
Escrow will send both parties the settlement statement
I will ask you to write me a review on your experience
SETTLEMENT & CLOSING
What to expect for costs and who pays for what. This is an example and can vary based on your transaction. Escrow will prepare a settlement statement to review before your closing, typically a week or so before your closing
THE BUYER PAYS FOR:
Down payment on the home
Buyer’s escrow fee (according to the contract)
Lender’s extended title insurance premium (ALTA)
Document preparation (if applicable)
Prorated HOA dues (if applicable)
Recording fees for all documents in buyer’s name
Notary fees (if applicable)
Homeowner’s hazard insurance premium for the first year
Loan fees
Interim interest on new loan, prorated from the date of funding to first payment date
THE SELLER PAYS FOR:
Seller’s escrow fee (according to contract)
Owner’s title insurance premium
Real estate service fees (according to contract) Payoff of all encumbrances (loans)
Prorated property taxes (prior to sales date)
Any judgments, tax liens, assessments or encumbrances placed against the property
Any unpaid Homeowners Association dues
Recording charges to clear all documents of record against seller
Excise tax, if applicable, determined by county and based on sale price
COORDINATING YOUR CLOSING
BUYER BUYER’S AGENT
LOAN APPLICATION
INSURANCE BINDER
LENDER ESCROW
LOAN APPROVAL
CREDIT REPORT
EMPLOYMENT VERIFICATION
APPRAISAL
WORK ORDERS
UNDERWRITER
MORTGAGE INSURANCE
TITLE SEARCH
ISSUES COMMITMENT
EXAMINATION
CHECK TAXES + LEGAL
ISSUES POLICY
PURCHASE & SALE AGREEMENT SELLER’S AGENT SELLER
REVIEW DISCLOSURES HOME INSPECTIONS REPAIR NEGOTIATION
PREPARE LEGAL DOCUMENTS
DETERMINE STATUS
OVERSEE CLOSING/ PAPERS SIGNED
CLOSING DATE
CLOSING STATEMENT & ESCROW INSTRUCTIONS RECORD & DISBURSE FUNDS
MORTGAGES
LIENS
HOMEOWNER DUES TAXES UTILITIES
REAL ESTATE FEES
CLOSING DATE
BUYER BROKERAGE AGREEMENT
Washington Real Estate Law New Homebuyer Protections
Effective January 1, 2024, the statue in Washington that governs real estate brokerage relationships (RCW 18.86) - otherwise known as the “Agency Law” - was significantly revised. The revisions modernize the 25-year-old law, provide additional transparency and consumer protections, and acknowledge the importance of buyer representation.
KEY REVISIONS
For years, real estate brokerage firms were only required to enter into written agreements with sellers, not buyers. The Agency Law now requires firms to enter into a written “brokerage service agreement” with any party the firm represents, both sellers and buyers This change is to ensure that buyers (in addition to sellers) clearly understand the terms of the firm’s representation and compensation
The services agreement with buyer must include:
The term of the agreement (with default term of 60 days and an option for a longer term);
The name of the broker appointed to be the buyer’s agent;
Whether the agency relationship is exclusive or non-exclusive;
Whether the buyer consents to the individ representing both the buyer and the selle same transaction (referred to as “limited d agency”);
Whether the buyer consents to the broke designated broker/managing broker’s lim agency
The amount the firm will be compensated will pay the compensation
Any other agreements between the partie
WHY WINDERMERE
IT’S ABOUT RELATIONSHIPS
In 1972, John Jacobi set out to change the real estate industry by putting relationships before sales quotas, with an emphasis on service to our clients and our community Over 45 years later, this mission has helped grow Windermere into one of the largest independent real estate companies in the nation, with more than 300 offices and 6,000 agents throughout the Western U.S. and Mexico.
While the real estate industry has changed substantially over the years, our core values of relationships, community, collaboration, and professionalism have remained central to how we do business, and will continue to do so for years to come
WINDERMERE COMMUNITY SERVICE DAY
Since 1984, Windermere agents have dedicated an annual day of work to those in need.
These hands-on projects benefit a wide variety of community-based organizations
Projects have included maintenance at a senior center, construction of a children’s playground and sorting duties at a food bank
I am pleased to be part of such an important mission. It’s just the right thing to do.
THE WINDERMERE FOUNDATION
We donate a portion of our commission from every transaction to benefit the Windermere Foundation
Since 1989, the Foundation has collected and contributed over $50 million dollars. Assistance is provided to non-profit agencies dedicated to helping homeless and low-income families in our community.
NOTES
Thank you!
“TAMI STUCK WITH US FOR OVER 2 YEARS TO FIND OUR HOME. SHE CONSTANTLY MADE US FEEL LIKE HER NUMBER 1 PRIORITY AND WAS THERE TO ANSWER QUESTIONS ANY TIME. WE TRUSTED SHE WAS DOING THE RIGHT THING FOR US AND LISTENED TO OUR NEEDS.
DEFINITELY RECOMMEND HER AS SHE WILL YOU FEEL LIKE FAMILY!”