SORRY, TOO LATE IN CURETON (WAXHAW) PART II
Well, in case you missed Part I of this impressive home in Cureton going under Contract, in a nutshell, we captured our buyers at an Open House - Day 1 on the market! We knew the top ranked school assignments and the fact that this lovely home is situated on one of the most desirable lots in this quiet section of Cureton, would bring us a quick buyer and...it did!
Fast forward two weeks - the appraisal and inspections were completed. All seemed to fall right into place but, the agent notified us 48 hours after the last inspection that the radon levels were elevated.
Well, I've sold several homes in this community and never had elevated radon levels so, that was the first hint that this elevated radon test result could be a false high. I've had these before and in 15 years, have only had 1 positive radon test that was actually positive and remediation required.
Before we could even discuss a Plan-B, the buyers presented the Termination paperwork - they wanted no part of an elevated radon test. As it turns out, they wanted no part of an elevated radon test, whether the results were right or wrong! I discussed our options and my experience with inspectors and their various non-calibrated machines or improper placement and while the other agent agreed, his clients opted to move forward with the termination.
My inspector immediately placed a radon machine in the home and we halted all showings until we could get his test results. As it happens, the results came back within normal limits and significantly lower than the original test. The calibration date on the machine was right at the maximum, based on the report but, what my inspector found from the sellers, is that the first inspector had not correctly placed the device.
You see, when testing for radon, the machine is supposed to be in the center of the main living area of the home (this home had no basement) - away from drafty areas (doors & windows). Where had the first inspector placed the device? In the corner of a room (on the main level) RIGHT IN FRONT OF TWO WINDOWS AND NEAR AN EXTERIOR DOOR!
I did share these results & the discovery about his inspector with the buyers' agent and asked him to let his buyers know. I suggested that we have one more '3rd party' radon test done if that would make them feel more comfortable. They refused, stating that they trusted their inspector's test more than our inspector's - even though the quality of the machine that performed the test was also superior to the one used by the first inspector.
So, we again held showings for about a week so that the sellers could move packed boxes and re-stage their home. While the sellers were re-staging, buyers drove past and spoke with the sellers who were working in their yard. The buyer had been to the open house but, didn't submit an Offer quickly enough. They asked if they could take one more look at the home and the sellers accommodated! The next day, we made the listing active and the buyers' agent had an Offer in my inbox that afternoon. We were back under Contract AND the buyers were not the least bit worried about the radon test results that we shared with them - "We lived in DC and dealing with radon is normal for us!"
The new buyers had a 3rd radon test done and it was almost exactly the same as the one my inspector had done. We were good to go! Inspections complete (again), repairs made and we had a super smooth Closing.
This YouTube walk-through virtual tour is what sold two sets of buyers on the house...
...until they stepped through the doors themselves at the Open House and realized this home had everything they wanted in their dream home. They had been hoping for the perfect home to hit the market in the perfect neighborhood and their dreams came true!
Congratulations to our sellers and these buyers who are in love with their new home...and are sleeping comfortably knowing their home's radon levels are within normal limits.
For more information on Cureton, visit www.iCharlotteHomes.com.
If you’re thinking of selling your Charlotte area home, let’s talk! As with everything in life, preparation is key and I will equip you with what you’ll need to get you, as seamlessly as possible, through the home-selling process. Call or text (704) 491-3310
*References from any of our sellers are available upon request. Read our reviews www.CharlotteRealEstateAgentReviews.com.
© Debe Maxwell | The Maxwell House Group | RE/MAX Executive | CharlotteBroker@icloud.com | SORRY, TOO LATE IN CURETON (WAXHAW), PART II
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