Use the Buyer Love Letter, Once You are Under Contract

There are many published articles saying, “Write a letter to the Seller when making an offer.”  It creates an emotional connection with the sellers, and during a multiple offer situation, can be the ticket to getting your offer accepted. I recommend it to my clients.

However, did you know there is another time to write the love letter?  How about when you are asking for repairs, price reduction, or a credit towards closing costs?  It is just as important to write a letter then as it is when you write the initial offer.  Here are three reasons why:

1. You have an opportunity to explain your perspective: Not all sellers understand what the inspection reports say.  You also want to explain why the money is so important to getting the items fixed.  For example, many of my clients will write, “as I raise my family in the home, my concern is that the fireplace is a safety risk and needs to be taken care of immediately.”  You have to be able to explain your side and that may not always be communicated between agents.
2. Speaking of real estate agents, we don’t know what is being communicated to the sellers: A listing agent may not tell the full story of what the money or repair is for.  The letter can clearly outline what you are asking for, why, and it doesn’t have to be left for interpretation. By having the letter included as part of your request, the listing agent is obligated to forward the letter along.
3. You can close any holes in negotiations right from the start: You think you know how the seller will respond?  Then include the rebuttal right there in the letter.  For example, I had clients, who needed the money to replace the air conditioner (A/C), which the Seller disclosed was bad, but after the Buyers’ offer was accepted.  This allowed my clients to say in the letter that although the Seller disclosed the bad A/C, it was after their offer was accepted and didn’t get a chance to revise their offer accordingly.  Needless to say my clients got the money.

This strategy has worked for many of my clients and this will always be my go to plan.  You want to increase the probability of success and this is how to do it.