Christian Ross | Ross Title – Ross Law

Inspections: Stop Editing the Buyer Election (and Start Coaching Your Customer)

Inspections don’t kill deals. Surprises do.

Most inspection drama is avoidable when you do one thing early: prepare your customer. Train them on what inspections are really for, the difference between defective vs. cosmetic, and what a reasonable response looks like—so they can make informed decisions without emotion running the show.

That was the overarching theme of our latest video on inspection strategy: educate first, negotiate second. This applies to both sides. Buyers need guidance so they don’t treat a home inspection like a renovation wish list. Sellers need guidance so they don’t treat every comment in a report like an accusation.

And that brings me to one of the most common mistakes I see on the NABOR standard contract.

The NABOR “Buyer Election” Trap: Don’t Cross Things Out

On the NABOR standard contract, after inspections, the Buyer typically sends a “Buyer Election” selecting a remedy (repair, credit, cancel, etc.). If the Seller decides they’re willing to agree to fix all “defective inspection items”—but wants to exclude certain items because they’re cosmetic—many people’s instinct is to start marking up the Buyer Election:

• crossing out lines
• rewriting the form
• Countering
• initialing edits like it’s a contract rewrite

Don’t.

When you start editing the Buyer Election, you create ambiguity and friction at the exact moment the deal needs clarity and momentum. You also increase the odds of a misunderstanding later: “Wait—did they accept the election or not?” “Is this a counter?” “What exactly are they agreeing to repair?”

Instead, keep the form clean and handle the “cosmetic vs. defective” distinction the right way.

Watch the video for more on this topic.

Buying or selling a home in the Naples – Bonita Springs area? Contact David at David@DavidFlorida.com or 239-285-1086.

Christian Ross | Ross Title – Ross Law

I like writing these articles, in part, because it affords me the opportunity to double-check statutes, contract clauses, and case law for things that I get asked about every day. Today it’s homestead!

Who qualifies (and who doesn’t)

The Homestead Exemption is available even if you don’t spend most of your time in Florida. Legally, what matters is that you make the Florida property your permanent residence.

Because the exemption — and associated savings like the capped assessment growth from Save Our Homes (SOH) — is tied to when you establish residency and occupy the home, Florida does not use the “six-months and one day” standard that many other states do. Nor does claiming Homestead automatically negate potential income tax obligations in another state. It simply affects your Florida property taxes.

Important Filing Deadlines Coming Up

• For new Florida residents: If you became a resident recently, you must file your Homestead Exemption application by December 31, 2025 to have it count for the 2026 tax year.
• For existing Florida homeowners: If you already live here, make sure to submit (or pre-file) by March 1, 2026 for the 2026 exemption

Because the exemption automatically renews each year, future filings aren’t necessary — unless you sell, move, change the way title is held, or otherwise change residence status.

Why it matters

Getting the Homestead Exemption isn’t just about saving ~$750–$1,000 per year on property taxes. It also triggers the Save Our Homes cap — which limits how much your assessed value can increase annually (max 3% or inflation, whichever is lower), protecting you against steep property tax hikes over time.

For many homeowners — especially those purchasing now but intending to live in their Florida property long term — filing by the upcoming deadlines can lead to substantial savings over the years.

What you need when filing

Be prepared with:

• Proof that you own the home (deed, title, or tax bill) as of January 1 of the tax year (Florida Department of Revenue)
• Proof of Florida residency (license/ID, vehicle or voter registration, or a Declaration of Domicile)
• Social Security numbers for all owners (and spouses) listed on the application