Realtor-type folks- what does "Buyer to verify all info" really mean?

It means that it is the buyer’s responsibility to check all information that they are given not the seller’s to know everything (although they are supposed to disclose anything they know).

Make sure that you put an independent home inspection into the contract as a condition of sale.

Check out the neighborhood at different times of day and evening.

Talk to the neighbors.

I would say it means that they can lie to you about the state of the house and everything, and you would be without legal recoure against them after you sign the contract.
But that is because I distrust salesmen more than Satan.

@marinelife

Thanks. I guess what I am asking is- is this phrase in a listing a red flag that something is wrong? Why would the listing agent put it there?

@ragingloli

:>D

@crisw No, it is a standard disclaimer.

I’ve seen it used when the listing agent hasn’t actually visited the property yet and is relying on the seller to fill in the MLS sheet details.

What @marinelife said is true—it is a standard disclaimer of the seller’s requirement to make a disclosure of anything about which they have knowledge. There are standard forms that the seller has to complete (the ad is just promising that they will). In my state, it isn’t a choice. HOWEVER, the seller, suspecting something might be amiss, might avoid calling in a professional to confirm (e.g., asbestos tiles in the basement, etc.). The seller has to know about it to disclose it.

Adding a requirement, as suggested above, into your contract that the sale is conditional on you having a comprehensive home inspection (at your cost) is the only way to identify things that the seller may NOT know about or hasn’t opted to have investigated. My inspector was exhaustive in his review and provided me with a complete report.

@Blueroses

Ah, that makes sense.

@Kayak8

Hmmm…I wonder why only some MLS listings contain the phrase then?

Actually, I just caught the slip. Normally the disclaimer says SELLER to confirm all information but you said BUYER to confirm all information and that is a bit odd. That means you MUST have an inspection. There should be a standard disclosure form that the seller completes and, apparently, you have to confirm what is disclosed and what you see.

I have a call in to my mother the realtor to find out because this is backwards.

@crisw Mom said in 30 years of practicing real estate, she has never heard that phrase in an MLS listing. She suggested that you ask your realtor to clarify with the seller’s realtor what is meant. She also said without seeing it in context, it may actually modify another statement in the ad (e.g., “All new carpet, freshly painted. Buyer to verify.”) OR it could mean that you have to verify all your financial statements etc that might make you eligible (e.g., do you really qualify for an FHA loan kind of thing).

Real estate varies widely from state to state and Mom said she has not heard of this in Ohio.

@Kayak8

Here’s an example of such a listing.

“Cute Bungalow with newer Roof and Gas Furnace on large lot. Stairs to large Attic space/possible extra room. Zoned “M” for Manufacturing/Industrial. Great opportunity for a live/work setting. Large 58×28(aprx) multi-use shop(wood stove, no Bathroom) with addtl 20×30 area w/ 8×7 Dbl Doors. Seperate 15×10 Office and 18×18 Pole Barn. Buyer to verify all info. ”

It’s by no means the first time I have seen it, though. Searching on Google for the phrase gives well over 2 million hits.

@crisw In the example provided, Mom says you would have to verify the zoning, you would have to verify the measurements, etc. It is its own kind of disclaimer that someone measured (for example) but you might measure and decide that it was really “an addtl 19×29 area” or something similar.

Have a independent home inspection done, usually this is put in to protect the agent from issues they do not see or know about…

Also ask if this is a stigmatized property… A stigmatized property are those that society has found undesirable because events have occured there (such as a murder or suicide) or because of a known sex offender lives in the area. Some states don’t require disclosure unless asked about this and it could make a big difference on if you want to buy a place depending on the situation.

I suggest if you really want to know more about real estate and what your buying, take a class like the real estate agents do… you don’t have to go for your license but its well worth the money to take the class to understand just what your getting and what to look for when buying real estate.

It is just a polite way of saying let the buyer beware. The vendor ought to tell you everything but he won’t. “Some water damage”, for example can mean anything from a window left open to “a total overhaul of the roof required.”

@bea2345

Exactly. It’s caveat emptor all over again. : )

It means “watch out because the seller fully intends to bend the truth and has inserted a legal clause to cover their behind”.

OTOH, having what amounts to a declaration that the seller intends to be a disingenuous weasel can work to your advantage. At least you know where you stand.

I was a realtor and I never saw that sentence on a contract. On listing pages and flyers it many times says something along the lines of, “believed to be accurate, but not warranted.”

When you buy a house it is customary to receive a sellers disclosure that asks questions about the roof, plumbing, known leaks, any previous flooding, everything that can affect the value or integrity of the house. Your contract should have a contigency built in for inspection so if the repairs needed are more than an agreed upon amount you can get out of the contract.

If you don’t have a realtor get a lawyer to look over the documents.

Thanks, all. We are very early in the process- we won’t be buying for months. We will definitely be very careful, get inspections, etc.

Well explained above, let me add phrases like that are designed to discourage people from pursuing their rights when they find something wrong. It makes it sound like it’s your fault for not checking, but don’t let it fool you, there are still disclosure regulations that must be followed.

@crisw Oh, so this is on a listing. It is just talking about room measurements, how many fireplaces, carpet or tile. It isn’t a big deal, it is not to purposely hide anything, it is just a CYA for the broker. The broker enters the information into the MLS according to what the seller told them. Many times the info is entered by an assistant wo works in the broker’s office. Mistakes get made, or sometimes the forms self populates from old listings or tax records, and that can be incorrect.