Answers by DeAnn Brenneman

Great question! You can get pre-approved while you’re casually looking at homes, but it’s best to have it in place before you get serious about touring or writing offers. Sellers almost always require a pre-approval to accept a contract, and having one ready keeps you from missing out. A pre-approval usually lasts about 60–90 days. The ideal time is when you think you may buy within the next 3-6months, which gives you clarity on your budget and time to address anything the lender may flag. Best of luck on your home buying journey!

Great question — selling quickly and deciding how much work to do is really about strategy, not guesswork. Whether any updates are worth doing depends heavily on your specific home, your budget, and current market conditions. Some projects add real value while others don’t move the needle at all. An experienced agent can provide recommendations that are cost-effective and maximize your return on investment. The best first step is a no-obligation meeting with a local Realtor who knows your market and can walk through your options- review comparable sales, talk through timing, and help you decide what (if anything) makes sense to do so you can sell quickly without unnecessary effort or expense. Best of luck!

In Virginia, a home inspection isn’t legally required, so you can choose to skip it. That said, inspections are strongly recommended because they give you a clearer picture of the home’s condition and help you avoid expensive surprises after closing. From a practical standpoint, an inspection gives a Buyer leverage — whether that’s for negotiating repairs at Seller’s expense, gaining peace of mind, or identifying major issues that could affect your decision to move forward. In some competitive situations buyers do waive inspections, but that’s a strategic decision that should be made carefully and with a clear understanding of the risks. Something else to consider is that the scope of an inspection can be tailored to the type of property — for example, a single-family home may warrant a full inspection, while a condo or co-op might justify a more limited inspection focused on the interior systems since common elements are typically handled by the co-op/association. I hope this helps!