5 Things Smart Buyers Put in Their Offers That Rookies Forget

You can submit the highest offer and still lose the deal. Or worse, you can win the house and discover too late that you left yourself exposed.

Strong offers are not just about price. They are about protection, leverage, and anticipating what can go wrong before it does. The difference between a smooth closing and an expensive surprise often comes down to details that many buyers overlook.

Here are five things I include in my offers that rookies often forget.

1. Home Warranty Coverage

A one-year home warranty is one of the simplest protections buyers can ask for, yet it is often missed.

Typically costing the seller around $600, a home warranty can cover major systems like the furnace, water heater, or appliances during the first year of ownership. If something fails shortly after move-in, that coverage can save thousands.

Smart buyers build this into the offer rather than hoping nothing breaks.

2. Clear Repair Deadlines

Vague language around repairs creates risk.

Phrases like “repairs will be completed before closing” sound reasonable but offer little protection. Without specific timelines, buyers lose leverage if work is rushed or incomplete.

A stronger approach is to require all agreed-upon repairs to be completed and re-inspected by a clearly defined date, ideally several days before closing. Clarity ensures accountability and gives buyers time to address issues before the transaction is finalized.

3. Inclusion of Window Coverings

Window coverings are one of the most commonly overlooked items in a purchase contract.

Unless the contract explicitly states that all existing window coverings are included, sellers may remove custom blinds, shades, or shutters. Replacing them after closing can easily cost $5,000 or more.

Experienced buyers protect themselves by spelling this out upfront.

4. Seller-Paid Closing Costs

When a home has been sitting on the market, seller-paid closing costs can be a powerful negotiation tool.

Buyers can often request 1% to 3% of the purchase price toward closing costs, reducing the amount of cash needed at closing without increasing the headline price. On an $800,000 home, that can mean $8,000 to $24,000 back in the buyer’s pocket.

Many buyers never ask. Savvy buyers do.

5. Post-Closing Occupancy Terms

If a seller needs time to remain in the home after closing, or if the buyer needs possession by a specific date, those terms must be clearly defined in writing.

Post-closing occupancy agreements should outline exact dates, daily rent, and penalties for overstaying. Without this clarity, buyers risk delays, added expenses, and unnecessary stress during an already busy transition.

The Bottom Line

Winning an offer is not just about offering the most money. It is about structuring a contract that protects your time, your finances, and your peace of mind.

These five details cost very little to include, yet they can save buyers thousands and prevent major headaches down the line.

When you work with the right agent, nothing important gets overlooked. Every term is intentional, every risk is anticipated, and every detail works in your favor.

Winning an offer isn’t about luck or aggression. It’s about structure, foresight, and knowing where risk actually lives in a contract. The strongest buyers don’t just compete on price. They protect their position at every step. If you’re preparing to buy and want to make sure your offer is built to win while safeguarding your time, money, and leverage, work with Kara to build a strong offer strategy.