How much does a real estate agent cost, and who pays the commission?

Commission fees have always been negotiable between clients and agents. In Washington, it’s traditionally been the seller who pays the full commission, which is then split between the listing and buyer’s agents.

However, recent changes now give buyers and sellers more flexibility in how agent fees are structured. In some cases, buyers may agree to pay their agent directly, especially in competitive or specialized situations.

My goal is to ensure you're clear on your options and feel confident about how compensation is handled in your transaction. I’m always transparent about fees and will help you decide what makes the most sense for your situation.

What’s the process for buying a home in Washington?

For first-time buyers, the process can feel overwhelming, but it’s very manageable with the right guidance. It typically includes:

• Getting pre-approved for a loan

• Searching for homes

• Making an offer using Washington’s statewide Form 21

• Completing inspections

• Negotiating terms

• Going through escrow

• Closing on the home

Each transaction is a little different, and timelines or contingencies (like financing or inspection) can vary. I’ll walk you through each step so nothing feels unexpected.

Do I need a buyer’s agent?

You’re not required to use a buyer’s agent, but having one is a smart move — and working with a Windermere Realtor brings even more value to your experience. You’ll have a dedicated advocate who represents your interests, helps you write strong offers, negotiates on your behalf, and guides you through inspections, timelines, and contingencies. Windermere agents are known for their integrity, professionalism, and deep knowledge of local markets. With access to advanced tools, ongoing training, market data from our in-house economist, and a company culture centered on service and community, we’re here to help you make confident, well-informed decisions at every step.

How much earnest money do I need?

Earnest money is typically 1–3% of the offer price. It shows you're serious about the purchase and is held in escrow until closing. That amount is usually applied toward your down payment or closing costs and is subject to the terms of your purchase agreement.

What do I need to disclose when selling a home?

In Washington, most sellers must complete a Form 17 Seller Disclosure Statement, unless exempt. This form requires you to disclose known material defects — including issues related to the home’s condition, systems, or legal standing. Disclosing thoroughly helps protect you from future legal claims and supports a smoother transaction.

Can I back out of a real estate deal?

It depends on where you are in the process and what your contract allows.

Buyers often have contingency periods (for financing, inspection, etc.) during which they can back out without penalty. Sellers have fewer options once under contract but may have outs in rare cases. Every deal is different, so it’s important to understand your contract rights before signing. I’ll make sure you know what’s possible and what isn’t before you commit.

What happens to my earnest money if I back out?

If you back out during a valid contingency, such as an inspection or financing issue, you’re usually entitled to a refund of your earnest money. If you walk away for other reasons, the seller may be allowed to keep the deposit. That’s why I always begin with a full consultation before we write an offer. We talk through the process, what’s at stake, and how to protect your interests. Submitting an offer is a serious step. It can take a home off the market and have real emotional and financial consequences for the seller. It is not something to rush into or take lightly. I want you to feel fully prepared, clear on your options, and confident in your decisions.

What can I do before I list my home for sale?

I’m always available to walk through your home and give advice, or help set up a pre-listing inspection with one of our vendors. Most issues eventually come up in the sales process, so it’s better to address them early before they turn into costly bargaining points.

Top 10 Things to Do Before Listing Your Home for Sale

I’m always available to walk through your home and give advice, or help set up a pre-listing inspection with one of our vendors. Most issues eventually come up in the sales process, so it’s better to address them early before they turn into costly bargaining points.

1. Declutter and depersonalize — pack away family photos, collections, and excess furniture.

2. Deep clean — windows, carpets, grout, baseboards. A clean home feels larger and well cared for.

3. Neutral paint — stick with light, warm neutrals that appeal to the widest pool of buyers.

4. Curb appeal refresh — mow, edge, plant fresh flowers, power wash driveway and walkways.

5. Lighting check — replace bulbs, clean fixtures, and maximize natural light.

6. Minor repairs — fix leaky faucets, squeaky doors, and cracked switch plates.

7. Update hardware — new knobs, pulls, and faucets can modernize without a remodel.

8. Flooring touch-up — clean carpets, refinish scratched wood, or replace worn vinyl.

9. Stage key rooms — living room, kitchen, and primary bedroom matter most.

10. Pre-inspection prep — consider having HVAC serviced, roof checked, and gutters cleaned so there are fewer surprises during inspection.

What should I consider before renting my home?

When you first rent out a home, it’s normal for unexpected things to come up — a brand-new item might break, a faucet may start leaking, or something small can go wrong out of the blue. It helps to set up an LLC with a reserve fund in place so you’re prepared for these surprises. Renters, even good ones, generally treat a home differently than an owner would. They may close doors a little harder, crank things tighter, and won’t always have the same sense of long-term care. Having a buffer makes it easier to handle those issues quickly and keep the rental experience smooth. I’m also available to do a walk-through and help create a punch list of items to address before renting, so you go into the process with fewer surprises.

1. Simplify paint colors — ideally one neutral for walls, one for trim, to make touch-ups easier.

2. Fix broken items — make a checklist and tackle repairs before listing.

3. Check water heater age — most rental codes require under 10 years, or at least safety-checked.

4. Service HVAC — clean filters, check furnace, and make sure AC runs efficiently.

5. Safety compliance — working smoke detectors, CO detectors, GFCI outlets in wet areas, and secure railings.

6. Durable flooring — replace worn carpet with LVP or tile that handles tenant wear and tear.

7. Check appliances — ensure everything works, is clean, and isn’t near end of life.

8. Exterior maintenance — clean gutters, trim trees, and repair fencing.

9. Plumbing check — verify no slow drains, leaks, or dripping fixtures.

10. Ensure safe, code-compliant railings — Washington requires graspable handrails on stairs (2×4 railings don’t count) and guardrails at least 36″ high on decks over 30″ off the ground. See Washington’s code summary here: Seattle DPD Handrail & Guardrail Guide (PDF)