You NEED an Agent..

     This week, I got the kind of phone call no one in real estate wants to receive.

     A friend of mine—well-intentioned but unfortunately misinformed—had just bought a home that seemed like a “too good to be true” deal. It was. And what followed after the closing was a mess of costly consequences.

     They didn’t use a real estate agent, and they didn’t go through a title company. What happened next should be a warning to anyone thinking about skipping professional help in the biggest purchase of your life.

🚨 The Problem: A Roof with No Permit

     Shortly after closing, their insurance company did a deep dive into the property.
That’s when it came out: the roof was never permitted.

Because of that:

• The insurance company refused coverage
• The buyer was suddenly uninsured
• The mortgage lender stepped in and force-placed insurance—at a huge cost

Let me break that down for you...

💸 Force-Placed Insurance Is Not Your Friend

   When your lender has to place insurance on your behalf because you can’t get coverage:

• It can cost you $10,000 per year or more
• It only protects the lender, not you or your belongings
• You still pay for it—but get none of the benefits

   So not only was my friend uninsured, they were paying double for coverage that didn’t even protect their home.

     All of this could have been avoided.

🛑 What a Real Estate Agent (and Title Company) Would’ve Done

     If they had used a real estate agent—and worked with a reputable title company—the missing roof permit would have been flagged right away.

   We would have:

• Reviewed the permit history
• Helped them negotiate repairs or walk away before closing
• Made sure insurance was lined up before signing anything
• 
  

✅ The Lesson: It Matters Who You Work With

     Yes, using a real estate agent costs money.
But not using one can cost you a lot more—in headaches, legal issues, surprise costs, and lost protection.

Buying a home isn’t just emotional, it’s legal. And financial. And risky when you don’t know what to look for.

That’s why having a professional by your side isn’t just helpful—it’s essential.

📞 Let’s Keep You Protected

     If you're thinking about buying or selling, please don’t do it alone. I'm here to make sure you’re protected, informed, and not stuck in a nightmare scenario like my friend.

There’s the scoop — Edna Wilson, your hometown realtor, as hometown as apple pie.