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Writing An Offer On A Short Sale Property

Below are the guidelines to help you get your offer through. The following is a list of offer terms that will expedite the process of getting your offer accepted


1. Make sure your offer is a reasonable price. Please don’t submit low-ball offers - the banks will not accept them.  They only waste everyone's time (your time, mine and the bank's) and they delay the process.


2. Be sure to tell your client that I will not have an answer before 60 days! (Yes there are exceptions)


3. We will NOT pay buyers closings cost, repairs, home warranties, etc, etc.


4. If we deem your price to low we will counter you.


5. You MUST use the CAR form RPA-CA


Page 1 of the RPA-CA


1D Escrow MUST be 30 days or less (After our approval)


2A Deposit must be a minimum on 2% of the purchase price.


2I Loan Contingency Removal – 10 Days


2J Appraisal Contingency Removal – 10 Days


3B(3) Possession to be Close of Escrow plus 3 days unless property is vacant.


Page 2 of the RPA-CA


4A(1) Seller will pay for the report, Buyer to pay for any repairs. Do Not Include a WPA


4B(3) Seller will pay for The Natural Hazard Report through First American National Hazard Report.


4C(1) Shall be checked Seller


4C(2) Shall be checked Buyer if any retrofit.


4D(1) Buyer and Seller escrow fees shall read “Each to Pay Their Own”. Escrow Company shall be Associated Realtors - Escrow Division – Doris Shambrook.


4D(2) Seller shall pay owners title insurance policy through company to be specified by Seller.


4E(3)(4)(5) Shall be checked Buyer (if Applicable)


Page 3 of the RPA-CA


8B(3) Shall read “Nothing Included” No personal property will be included in the purchase.


Page 4 of the RPA-CA


14B(1) Buyers investigations Contingency Removal – 10 Days


14B(3) All contingencies to be removed within 10 business days. (After Bank Acceptance)


14C(4) Shall remain 24 hours


Page 5 of the RPA-CA


16 Liquidated Damages – Buyer to Initial


17 A,B Mediation and Arbitration – Buyer to Initial


Page 6 of the RPA-CA


25C Statewide Buyer and Seller Advisory – To be checked


25D Property Questionnaire – To be checked


25E Short Sale Addendum – To Be Added and checked


Page 7 of the RPA-CA


27C Agency - Associated Realtors represents the Seller Only. Your Company represents the Buyer only.


Page 8 of the RPA-CA


31 Expiration of Offer – Give us 3 days for sellers acceptance. (It may be sooner)


Page 1 of the SSA-CA


A - The date on item “A” should be 60 days from the offer date.


B1- Shall be checked


B2 – Shall be checked


6. We will only submit ONE offer at a time. All subsequent offers will be back up offers only.


7. With your offer we will need the following:
        Proof of down payment,
        FICO scores,
        Letter of Approval/Pre-Approval and
        a copy of deposit check.


8. Your buyer Can Not be related to the seller in anyway.  If your buyer should have the same last name as the seller I will need a sworn affidavit that there is no relationship.


9. If the close of escrow does not occur on or before XX/XX/XXXX, through no fault of seller, buyer shall be charged through escrow the sum of $100.00 per day until escrow closes or cancels. This Clause will be added to the purchase agreement.


10. E-mail your offer to .


What We Will Do!


1. We will submit your offer to the bank(s) within 24 hours of the first business day after accepting the offer.


2. We will make sure that your client gets all of the required disclosures, including a natural Hazard report HOA info and termite report. (The bank may not pay for any repairs)


3. We will give you a weekly update after 45 days. Please Do Not Call Any Sooner!


4. Your commission Will Not be negotiated. It will be what ever is posted in the MLS.


Getting Your Offer Approved!


If your offer is written with the guidelines above it will be much easier for us to get the offer approved in a reasonable manor.  Bare-in-mind that some lenders are over whelmed with short sale files and may take even longer then 60 days.  If before approval your buyer decides that they no longer want to purchase the property, please notify us in writing signed by the buyer.


Got a Question?


Do you have a question?  We can help.  Simply email me with your question, at the address below, and we'll contact you with the answer. We guarantee your privacy.


Email questions or offers to:





Joann Hunter       
The Path to Performance