Frequently Asked Questions

The first step is meeting with a Realtor to discuss your goals, preferred neighborhoods, timing, budget and the type of property you are considering. You should also speak with a qualified lender and obtain a thorough preapproval before beginning a serious home search.

Once we understand your priorities, I will help you evaluate neighborhoods, identify suitable properties and schedule private tours. When we find the right home, we will review the disclosure package, recent comparable sales and the seller’s offer instructions. I will then help you develop and negotiate an offer based on the property, market conditions and your comfort with the risks involved.

After your offer is accepted, the transaction moves into escrow. Depending on your contract, this period may include inspections, an appraisal, final loan approval, title review and the completion of other conditions. Once the required documents are signed, funds are transferred and the deed records, you receive possession according to the terms of the purchase agreement.

Look for a Realtor who understands San Francisco’s neighborhoods, property types, disclosure practices and competitive offer environment. Your agent should be responsive, honest about a property’s strengths and weaknesses, and willing to explain the process instead of pressuring you to make a decision.

Strong representation involves much more than opening doors. A good buyer’s agent should help you review comparable sales, evaluate disclosures, identify potential concerns, coordinate with inspectors and other professionals, communicate with the listing agent and develop an offer strategy that protects your interests while remaining competitive.

You should also choose someone you trust and feel comfortable contacting. Buying a home can involve difficult decisions, and you need an agent who understands your objectives and is prepared to give you candid advice.

As San Francisco homeowners, investors, landlords and experienced remodelers, Erica and I bring personal, practical experience to the advice we provide our clients.

Begin by establishing a realistic budget and speaking with a qualified mortgage professional. A detailed preapproval will help you understand your purchasing range, estimated monthly payment and the funds you will need for the down payment, closing costs and reserves.

Next, identify your priorities. Consider location, property type, number of bedrooms, parking, outdoor space, commute, schools, walkability, renovation tolerance and how long you expect to own the home. It is helpful to separate your requirements from features that would simply be nice to have.

Avoid making major financial changes while preparing to buy. Large purchases, new credit accounts, job changes and unexplained transfers between accounts can complicate financing. Your lender should advise you before you move money or make a major financial decision.

It is never too early to speak with a Realtor. Even when you are several months away from buying, I can help you understand neighborhoods, pricing and the steps necessary to become a competitive buyer.

The right decision depends on more than whether a mortgage payment is higher or lower than rent. Consider how long you expect to remain in San Francisco, your available savings, employment stability, desired lifestyle and willingness to accept the responsibilities of homeownership.

Buying may provide long-term stability, control over your living space and the opportunity to build equity. However, ownership also includes property taxes, insurance, maintenance, closing costs and the possibility that property values may fluctuate.

Renting can offer greater flexibility and may allow you to live in a neighborhood or property that would be more expensive to purchase. It may be the better choice when your plans are uncertain or when buying would require using nearly all your available cash.

I help clients compare realistic ownership costs with their current rent and evaluate available properties. The goal is not to convince every renter to buy. It is to determine whether purchasing supports your financial and personal plans.

Not necessarily. The down payment required depends on the property, purchase price, loan program and your overall financial profile. Some buyers purchase with less than 20% down, while others choose a larger down payment to reduce their loan amount, strengthen an offer or improve financing terms.

San Francisco’s higher property values can make financing more complex, particularly for condominiums, tenancy-in-common properties and multiunit buildings. The amount you can borrow may also be affected by your income, credit, existing obligations, reserves and the property itself.

Before beginning a serious search, I recommend obtaining a detailed preapproval from an experienced lender who regularly works with San Francisco properties. I can coordinate directly with your lender so that we focus on homes that fit both your purchasing range and your preferred monthly payment.

My role as your Realtor is to help you understand the market, evaluate properties and structure a competitive purchase. Your lender will provide specific financing advice.

A prequalification is generally an initial estimate based on financial information provided to a lender. It can be useful during the early planning stage, but it may not include a complete review of your income, assets, credit and supporting documentation.

A preapproval is typically more detailed. The lender reviews financial documents and determines whether you appear to meet the requirements for a particular loan amount, subject to the property, appraisal, final underwriting and other conditions.

In San Francisco’s competitive market, sellers and listing agents commonly place greater weight on a strong, well-documented preapproval than on a basic prequalification. The reputation and responsiveness of your lender can also affect how the seller views your financing.

Before submitting an offer, I communicate with your lender to confirm the loan structure, down payment, estimated timeline and any potential financing concerns. This coordination allows us to present your offer as clearly and confidently as possible.

A disclosure package is a collection of documents that provides information about the property, its condition, title, ownership and other issues that may affect a buyer’s decision.

Depending on the property, the package may include seller questionnaires, statutory disclosures, inspection reports, permit information, natural-hazard disclosures, a preliminary title report, pest reports and records of repairs or improvements. Condominium and tenancy-in-common properties may also include governing documents, budgets, meeting minutes, insurance information, reserve information and notices of upcoming assessments.

Disclosure packages in San Francisco can be lengthy and technically complicated. I help buyers organize the information, identify areas that require further investigation and develop questions for the listing agent, inspectors, insurance professionals, attorneys or other specialists.

A disclosure package should not be treated as a guarantee that every issue has been identified. Buyers should conduct the investigations and obtain the professional advice appropriate for the property and their offer. California sellers and agents also have important disclosure obligations.

We begin by looking for information that could affect the property’s value, insurability, financing, safety or future use. This may include prior water intrusion, foundation movement, roof age, electrical systems, plumbing, pest activity, unpermitted work, shared systems or upcoming building expenses.

For a condominium, we also review the homeowners association’s budget, reserves, insurance, meeting minutes, litigation, rental restrictions and history of special assessments. For a multiunit or tenant-occupied property, leases, rental history and tenant rights require additional attention.

I will help you understand how the documents relate to the property and the offer you are considering. When an issue requires technical or legal interpretation, I will recommend that you consult the appropriate inspector, contractor, engineer, insurance professional or attorney.

The goal is not to find a property with no imperfections. Most San Francisco homes have age-related conditions. The goal is to understand what you are purchasing, identify the risks and decide whether the property and price remain appropriate for you.

A competitive offer is not always the offer with the highest price. Sellers may also consider the buyer’s financing, down payment, deposit, contingencies, closing timeline and overall likelihood of completing the purchase.

Before writing an offer, I evaluate recent comparable sales, current competition, the property’s condition and the seller’s stated priorities. I also communicate with the listing agent to learn as much as possible about the process and determine what terms may be important to the seller.

We then discuss the strengths and risks of different strategies. This can include price, contingency periods, possession, closing date and how to present your financing. I will never recommend that you offer more or accept more risk than you understand.

My job is to help you submit a clear, well-supported offer that gives you the best realistic opportunity to purchase the home while staying aligned with your budget, goals and comfort level.

Contingencies can provide a buyer with important contractual protections. Common contingencies address inspections, financing, appraisal, insurance and the review of documents. Whether any contingency should be shortened or removed depends on the property, available information, your financing and your tolerance for risk.

In a competitive situation, a seller may prefer an offer with fewer contingencies. However, removing a contingency can limit your ability to cancel the purchase without risking your deposit if a problem arises.

Before submitting an offer, we will discuss what investigations have already been completed, whether you need additional inspections, the likelihood of an appraisal issue and the strength of your financing. Your lender should be included in any decision involving financing or appraisal risk.

There is no single contingency strategy that is appropriate for every buyer or property. My role is to explain the practical consequences of each option so you can make an informed decision. California’s Department of Real Estate also advises buyers to understand how inspection and other contingencies affect their rights.

An appraisal is an independent opinion of value generally required by a buyer’s lender. The appraiser evaluates the property and reviews comparable sales to determine whether the home appears to support the agreed purchase price.

When an appraisal comes in below the purchase price, the available options depend on the contract and whether the buyer retained an appraisal or financing contingency. The buyer may be able to challenge the appraisal, renegotiate the purchase price, increase the down payment, change the financing or cancel the agreement under an applicable contingency.

Before submitting an offer, I review comparable sales and discuss whether there appears to be a meaningful appraisal risk. I also coordinate with the lender so we understand how a lower appraisal could affect the loan.

An appraisal is not the same as a home inspection. The appraisal primarily addresses value for the lender, while inspections focus more closely on the property’s physical condition.

A home inspection is an evaluation of the property’s visible and accessible systems and components. Depending on the property, buyers may consider general, pest, roof, sewer, chimney, foundation, electrical, plumbing or other specialized inspections.

In San Francisco, sellers sometimes provide inspection reports before offers are submitted. These reports can be valuable, but buyers should still consider whether they want their own inspections or additional review by a specialist. The appropriate approach depends on the age, condition and complexity of the property.

An inspector cannot see behind every wall or guarantee that future problems will not occur. However, an inspection can help you better understand the home, identify areas requiring further investigation and plan for maintenance or repairs.

Even when a buyer is considering a noncontingent offer, I recommend carefully reviewing all available reports and understanding the consequences of proceeding without additional inspections.

Each property type offers different advantages, responsibilities and financing considerations.

A single-family home generally provides greater control over the property and land, but it may also require more maintenance and come at a higher purchase price. A condominium offers individual ownership of a unit combined with shared ownership and management of common areas. Buyers should carefully review the homeowners association’s finances, insurance, rules and maintenance responsibilities.

A tenancy-in-common, commonly called a TIC, involves owning a percentage interest in the entire building along with an agreement establishing each owner’s right to occupy a particular unit. TIC financing, resale and ownership arrangements can differ significantly from those of a condominium.

Multiunit buildings may provide rental income or space for extended family, but they can also involve landlord responsibilities and tenant laws.

I help clients compare the available options based on budget, lifestyle, financing, maintenance preferences and long-term plans.

Tenant-occupied properties require careful investigation. A buyer should review leases, rental amounts, payment histories, security deposits, notices, tenant communications and any agreements affecting occupancy. You should not assume that purchasing a property automatically allows you to increase rents, remove tenants or occupy a particular unit.

Many San Francisco tenants have rent-control or eviction protections, and the rules can depend on the property, tenancy and intended use. Certain disclosures must also be provided to tenants after qualifying rental property changes ownership.

Before purchasing a tenant-occupied property, buyers should consult a qualified San Francisco landlord-tenant attorney. A Realtor can help gather documents, identify issues and coordinate due diligence, but should not provide legal advice about eviction rights, rent increases or owner move-in requirements.

These properties can offer long-term investment opportunities, but the purchase should be based on the existing legal and financial circumstances, not on assumptions about what may be possible later.

Wait until the sale has officially recorded and possession has been delivered before scheduling movers, contractors or major deliveries. Recording can occasionally be delayed, so avoid making plans that depend on receiving the keys at a specific hour.

Once you have possession, change exterior locks, garage codes, alarm codes and any other access credentials. Transfer utilities, confirm your homeowners insurance, locate the water and gas shutoffs and set up payments for your mortgage and homeowners association, when applicable.

Keep copies of your closing statement, purchase agreement, inspection reports and disclosure documents in a secure place. You should also develop a maintenance schedule for the roof, gutters, heating equipment, plumbing and other major systems.

New San Francisco homeowners should be prepared for supplemental property-tax bills following a reassessment after a change in ownership. These bills may not be included in the lender’s regular escrow collection, so watch for notices from the Assessor-Recorder and Tax Collector.