Humans are extremely visual animals. We depend heavily upon sight to give us clues. This is no less true in the home buying process.

The biggest fear a buyer faces when deciding upon a property is the condition. Most buyers are not knowledgeable enough to know what problems may lurk that they do not know about. But they do take clue from what they can see, and what they garner from required disclosures such as city and P.O. S. inspection reports.

Buyers confronted with long lists of city or P.O. S. violations - or significant obvious sub par conditions - will naturally wonder, if this is what they can see, what more is wrong that they can't see. This will reflect poorly upon the buyers sense of the condition of the property.

Further, sellers who want to have buyers assume responsibility for P.O. S. violations must be prepared to accept a heavy financial penalty for that decision.

• Buyers who assume P.O. S. violations demand a discount far greater than the actual cost to remediate. One city revealed over 85% of all violation escrows return almost half of the money to the buyer when the violations are completely satisfied. This is proof the seller "violation" discount was more than it needed to be.
• The cities require buyers put as much as 150% of the estimated cost to remediate the violations in an escrow fund at closing and make no more than two draws upon the fund before completion. This means the buyer must either come up with more money at closing - or the seller must over fund the account.

Violation Free is designed to mitigate buyer fears. IT IS NOT INTENDED TO HIDE OR DISGUISE MATERIAL DEFECTS. It is intended to remove the issue of violations and obvious physical defects from the negotiation process. It is intended to help the seller maximize his resale return.