Congratulations! You've put your dream home under contract, and the excitement is real. The inspection is scheduled, the appraisal is in process, and you're already thinking about moving day. But before you celebrate with the final papers signed, I want to walk you through what can actually wreck a deal in those final weeks. As a real estate agent here in DeLand, I've seen contracts dissolve over issues that could have been managed better, and I want you to understand what to watch for.

The Roof Issue: The Number One Deal Killer

The single most common deal-staller in 2026 is the roof. This catches a lot of my buyers off guard. Inspectors flag roofs for missing flashing, exposed nail heads, granular loss, soft decking, ice-dam damage, and remaining useful life under five years.

In the DeLand area, where we experience plenty of Florida sun and the occasional heavy rain, roof condition matters. I've had deals stall because an inspector noted the roof was heading for replacement in the next few years. Here's the thing: a roof estimate can run anywhere from $9,000 to $18,000 or more, depending on the complexity. When buyers see that number in an inspection report, it changes their math on what they're actually willing to pay.

If you're the buyer and the roof needs work, you have options. You can ask the seller to repair or replace it, request a credit at closing, or negotiate on price. If you're the seller, don't hide roof issues. Get ahead of it. A pre-listing inspection that identifies roof problems allows you to price the home accurately and avoid surprises that kill momentum.

The Structural and Foundation Red Flags

Common examples of major deficiencies include active water intrusion, significant foundation settlement, or hazardous electrical panels. These aren't cosmetic fixes. Major foundation issues, extensive water damage, and outdated electrical or plumbing systems can turn a dream home into a financial burden.

Water intrusion is particularly common in Florida homes, and DeLand is no exception. If an inspector finds evidence of active leaking, mold, or structural damage from moisture, the buyer's lender will likely flag it as a serious issue. Some lenders won't even fund the loan until it's resolved. Foundation cracks that suggest settlement are another red line. These are expensive to fix and they're legitimate reasons for buyers to pause or walk away.

The key here is transparency. If you're selling and you know there have been water issues or foundation concerns, disclose them. If you're buying and the inspection reveals these problems, don't ignore them or hope they'll go away. Have a structural engineer evaluate them. The few hundred dollars spent on a specialist opinion can either give you confidence to move forward or save you from a much bigger financial mistake.

The Appraisal Gap: When the Home's Value Doesn't Match the Price

In early 2026, about 8.6% of appraisals came in below the contract price, according to AmeriSave, a lender based in Sandy Spring, Georgia. That might not sound like a huge percentage, but when it happens to you, it feels massive. If an appraisal comes in lower than the agreed-upon price, it can be tough news, as it complicates the closing process for both buyers and sellers.

Mortgage lenders don't want to lend more money than the appraised value, which may cause the buyer to back out of the deal. Here's what typically happens: You agreed to buy a home for $450,000. The appraisal comes back at $425,000. Your lender will only finance $425,000. Now you need to come up with an extra $25,000 in cash, negotiate the price down, or walk away.

When appraisal issues pop up, you have real options. The first step is to carefully review the appraisal for inaccuracies and gather any relevant comparable sales that may not have been considered. Sometimes appraisers miss recent comparable sales or don't properly adjust for improvements. You can request a Reconsideration of Value. A common resolution is for the buyer and seller to meet partway: the seller drops the price somewhat, and the buyer brings some cash to close the remainder. On a $30,000 gap, that might look like the seller reducing the price by $15,000 and the buyer covering the other $15,000.

But here's the reality: Deals that drag past two weeks usually fail because one side is anchored to a number the other will not accept, not because the underlying finding is impossible to fix. The longer you negotiate over an appraisal gap, the more likely the deal falls apart.

The Financing Problem: When Pre-Approval Isn't Approval

Even pre-approved buyers can lose financing due to a job change, new debt, or other credit-related setbacks. This is one of the most frustrating deal breakers because it often feels like it came out of nowhere. But here's what happens: Your buyer got pre-approved three months ago at a certain interest rate. They have that letter in hand when they make an offer. But things change. Changes in employment, credit score fluctuations, or large purchases during the closing process can derail financing.

I had a deal in DeLand last year where the buyer lost financing two weeks before closing because they bought a new car. One purchase, $35,000 in new debt, and suddenly the lender said no to the mortgage. The buyer should have waited until after closing.

If you're buying, avoid making major financial changes during escrow. Don't buy a car, don't open new credit cards, and don't change jobs if you can help it. If you're selling, this is where your real estate agent's experience matters. We talk to lenders regularly. We can help you understand which buyers are truly solid and which ones carry more risk.

Title Issues: The Surprise That Closes Offices

Title defects such as old liens, boundary disputes, or unknown heirs can delay or completely derail a sale. A title issue is one of those things that can literally stop everything with no warning. You're supposed to close on Friday, and then the title company finds an old lien from 1997 that was never properly discharged. Now you're delayed while the seller tracks down documentation to clear it.

The best defense is a thorough title search early. Don't wait until a week before closing to discover these problems. Get the title work done immediately after you go under contract so there's time to resolve anything that pops up. In Florida, working with a reputable closing attorney who knows DeLand properties is crucial.

When Buyers Get Contingency Fatigue

Here's something I'm seeing more of in 2026 than I saw in previous years. With higher borrowing costs compared to the ultra-low rate era, buyers are stretching further to afford their monthly payments. In 2026, that dynamic has changed. Buyers are no longer rushing to remove contingencies. They are slowing down, reviewing reports carefully, and negotiating repairs with confidence.

This is actually healthy, but it changes the negotiation dynamic. When budgets are tight, inspection findings carry more weight. When buyers have more choices, their tolerance decreases. Translation: that $5,000 roof repair that a buyer might have overlooked five years ago now feels like it could break their budget. They're more likely to ask for a credit or walk away entirely.

How to Protect Your Deal

Whether you're buying or selling in DeLand, here's what I recommend:

For Buyers: Read every inspection report carefully. Don't dismiss findings as minor if they involve safety, structure, or water integrity. Get a second opinion on anything that concerns you. Communicate with your lender early about your finances. Don't make any major purchases or job changes between pre-approval and closing. And work with a real estate agent who knows the DeLand area and can help you negotiate effectively when issues arise.

For Sellers: Get a pre-listing inspection. Know what's wrong with your home before you list it. Price accordingly. Disclose everything honestly. Keep your home in good condition during escrow. And be ready to negotiate when the inspection comes back. For sellers who prepare properly, inspections don't have to derail a deal. For sellers who ignore deferred maintenance, inspections can absolutely become deal-breakers.

Why Your Real Estate Agent Matters Now More Than Ever

I've walked dozens of clients through the period between going under contract and closing. It's not automatic. It requires communication, problem-solving, and knowing how to navigate around obstacles. Using HOUSEJET to search for homes is a great first step, but when something goes wrong in escrow, you need an agent in your corner who understands local market conditions, lender requirements, and how to keep a deal moving.

If you're buying or selling in DeLand, reach out to me. I'm here to help you understand these potential deal breakers and make sure yours doesn't become another one that falls through. The goal is closing day with your keys in hand, not a failed deal and a listing back on the market.