Avoid These Costly Mistakes When Selling Your Home

Worst Things to Agree to When Selling Your Home!

Selling your home is a big financial and emotional decision—and it’s also a legal transaction with a lot of moving parts. Most sellers want to be nice, flexible, and accommodating, but that’s exactly where many of the worst mistakes happen.

As a top-producing real estate agent in Orange County, I’ve seen sellers lose money, damage their negotiating power, and open themselves up to serious liability simply because they agreed to the wrong things.

This blog breaks down the things you should never agree to when selling your home so you can protect yourself, your equity, and your peace of mind.

Letting Unannounced Visitors Into Your Home

If someone knocks on your door and asks to “take a quick look,” the answer should always be no. When you let strangers inside without an appointment, you have no record of who they are, no agent present to verify their identity, and no protection if something is damaged or stolen. Many sellers underestimate how often theft happens during informal showings. If a buyer is serious, they can easily call your listing agent or use the number on the for-sale sign. If they can’t manage that, they’re not serious enough to be walking through your home.

Access should always be done through the proper channels to protect your safety and liability.

Signing a Listing Agreement You Haven’t Fully Reviewed

A listing agreement is a legal contract that outlines your responsibilities, your agent’s responsibilities, and the financial structure of the transaction. You should never sign one without reading it slowly and asking questions.

Many sellers assume these documents are standard and simply trust that everything is filled out correctly, but you should always understand the length of the agreement, the commission being charged, and any fees or terms that could impact the sale. If something doesn’t make sense, your agent should be able to explain it clearly. You are signing a binding contract—knowing exactly what you’re agreeing to is essential.

Allowing Buyers or Contractors to Start Work Before Closing

No buyer, handyman, or contractor should begin renovations, repairs, or cosmetic work before the home officially closes. Even when intentions are good, this creates enormous risk for the seller. If the buyer loses their job, doesn’t qualify for financing, or backs out for any reason, you are left with a home that may be half-demolished or poorly repaired.

You also have no guarantee that their contractor is licensed or insured, and if someone gets hurt on your property, you could be liable. Until the sale records and the keys are handed over, the home remains your responsibility. Do not let anyone alter it prematurely.

Allowing Early Move-Ins or Overnight “Test Stays”

Some buyers ask to stay overnight to “see how the house feels” or request to move in a few days early because their lease is ending. It may sound like a small favor, but it is one of the biggest mistakes a seller can make. Allowing a buyer to live in your home before closing creates legal complications if the sale falls apart. Removing an early occupant can take time, money, and, in some cases, court involvement.

Even when buyers are well-intentioned, unexpected delays in financing can turn a simple request into a serious problem. No one should live in the home until the transaction is fully closed.

Advertising Credits Upfront in the MLS

It may feel proactive to offer carpet credits, paint allowances, or other concessions directly in the MLS listing, but doing so can hurt your negotiation power. When you advertise a credit upfront, you signal to buyers that the home has issues—and that you’re already willing to give money away. Buyers may assume the home needs even more work than it actually does. Instead of pre-discounting your property, wait for the offers to come in and negotiate based on the actual needs and preferences of each buyer.

Taking On Repairs Yourself When a Credit Would Be Simpler

When inspection items come up, sellers often try to save money by completing the repairs themselves. But rushed DIY jobs or inexpensive handyman fixes frequently lead to conflict during the final walkthrough, where buyers expect professional-level work. If they’re not satisfied, emotions escalate and deals can get delayed.

Negotiating a credit or small price adjustment is usually cleaner, faster, and avoids disagreements about workmanship. It allows you to focus on moving out rather than managing construction projects at the last minute.

Agreeing to Cosmetic or Taste-Based Requests

Buyers sometimes ask sellers to replace countertops, repaint rooms, change cabinet hardware, or update fixtures before closing. These requests are not related to safety or functionality—they’re personal preferences. You’re under no obligation to redesign your home to match a buyer’s style.

The only improvements worth discussing are those involving broken items, safety hazards, or code issues. Cosmetic requests should be left for the buyer to handle after they own the home..

Accepting Extremely Long Closing Timeframes

A long escrow may seem harmless, but it increases the likelihood of complications. Over 60 or 90 days, buyers can lose financing, experience major life changes, or simply change their minds. Market conditions can shift too, affecting appraisals and loan approvals. Shorter escrows—typically around 30 to 45 days—help keep the transaction stable and minimize the chances of last-minute surprises.

Allowing Unlimited Inspections or Last-Minute Walkthroughs

Buyers have a set period to complete their inspections. That window is the time for them to bring contractors, family members, designers, and anyone else they want to consult. Once the inspection period closes, you’re not required to allow additional visits.

Unlimited walkthroughs create more opportunities for buyers to find new issues, second-guess themselves, or attempt to renegotiate the deal. Protect your time and your terms by sticking to the schedule outlined in the contract.

Sharing Your Personal Contact Information with the Buyer

Even if the buyer seems warm and friendly, you should not give them your personal phone number or email address. After closing, what begins as a simple question about how something works can quickly escalate into demands, complaints, or accusations about undisclosed issues.

Keeping communication strictly between agents protects your privacy and keeps boundaries clear. If the buyer needs guidance on how systems operate, your agent can forward a video or written notes on your behalf without giving up your personal information.

Final Thoughts

Selling your home isn’t just an emotional process—it’s a legal and financial transaction that requires strong boundaries. Understanding what you should and shouldn’t agree to will protect your equity, reduce stress, and keep your sale on track.

Getting ready to sell and want to avoid costly mistakes? Connect with me and Lambert Group Homes. We’ll walk you through the smartest decisions for your property and build a selling strategy that protects your equity and maximizes your return in today’s competitive market.