I know, I know...I never call anymore..never write... Anyway, just saw this post and thought I'd bud in. (haven't heard myself talk since....well, earlier today actually) Here's why to use a home warranty. Mr. Seller and Adam dialog.. "So Adam, what you're telling me is that you're going to put someone in the house that has bad credit etc and assign your interest to them/me/Ghandi. What if they trash the place? What if something breaks? I mean, I don't want to be a landlord?" My answer: "Well Mr. Seller, don't make it about "if" per say, make it about "when." Let's just assume they're devil worshiping biker nuts who are going to drive their Harleys into the dining room while sacrificing a goat with a blender. I mean, why not just be prepared with the proper insurance instead of worrying and guessing?" Note: The truth is always in-congruent and leads to the self conclusion of trust by the seller, i.e. use what's against you for you. Then, I tell them about the fire and dwelling policy, making sure the tenant/buyer gets a good renter's policy with at least $3-$5K in liability (in the off chance that it's their drunk goat sacrificing kitchen savvy biker buddies with a lack of "hog riding skills") whom trash the place and start a lawsuit. Then I move into the benefits of a home warranty for the simple fact that it's in the option agreement that they're liable for taking care of the place (for everything un-equitably damageable of course), and that if something goes wrong, they call bob the builder instead of you. AND....not that this is legal advice, which it's not, but it looks better in court if you offered such a thing to your beloved tenant/buyers, even if they paid for it, or you paid for half of it. So, the list of benefits goes on and on.... And then, the holy grail of negotiation sentences to close the deal. "And just to comfort you a little Mr. Seller, I want you to know who these poor, bad credit, socially depressed culinary biker nuts really are. They are YOU in six to nine months from now if you don't move your home!!" Okay, you sign here.....and here.....and...here..and... Deal Closed. Ah....see, that wasn't so bad. I don't post but every two years or so, but at least I haven't lost my sense of humor. BARTENDER!! Corona in a can for all my peeps!! Adam PS I used a Gandhi reference, did you catch it!