Dear Dave,

After months of house hunting, we finally found a home within our budget that perfectly suits our needs. The problem is the odors. The sellers are an older couple who smoke, and they have a dog and two indoor cats. We’ve mentioned our concerns, but they don’t seem to share them. We think replacing all the carpets and repainting might solve the issue. Two questions: Do you have experience resolving odor problems? And can we include expenses for these repairs in our mortgage after closing?

— Julie, location withheld

Julie,

Congrats on finding a home that fits your needs—that’s always exciting! But dealing with odors, especially from smoke and pets, can definitely complicate the process. Odors are one of the biggest turn-offs for buyers because they hit your senses directly, and if they’re strong, it’s hard to overlook them.

The sellers might not share your concern for a few reasons: they won’t be living there once the sale closes, they may lack funds to fix the problem, or they simply don’t prioritize the issue and hope a buyer willing to accept it will come along. Unfortunately, this can leave buyers like you to shoulder the burden of repairs.

Regarding your first question, yes—there are effective ways to address odor problems, but it depends on the severity and source. Replacing carpets and repainting is usually a solid start and often resolves most issues. However, if pet odors have soaked into the flooring or subfloor beneath the carpet, you may also need to apply a sealant like Kilz to lock in lingering smells before installing new flooring and painting.

For smoke odors, ozone air purifiers (ozonators) can be highly effective. They work at a molecular level to neutralize smoke particles, removing odors from carpets, walls, and the air. While you should always use these devices with caution—removing pets, plants, and people during treatment—they can be a game changer. I recommend hiring a professional for this, though smaller units can be rented if you want to try it yourself.

As for your second question about financing repairs after closing, you might consider a 203(k) loan. This special mortgage allows you to include repair and renovation costs in your loan, with the funds escrowed and used after closing to cover improvements like new carpeting or paint. 203(k) loans are a bit more complex, so it’s important to work with a lender experienced in this area. Also, keep in mind the total loan amount, including repairs, cannot exceed the appraised value plus repair costs.

One benefit of the 203(k) loan is that it’s not just for major fixes—cosmetic upgrades like new carpet color or fresh paint also qualify, making it a flexible option to finance improvements that enhance your home’s livability and value.

In short, odors can feel overwhelming, but with the right steps—carpet replacement, repainting, sealing floors, and potentially ozone treatment—you can overcome these challenges. And with financing options like the 203(k), you don’t have to pay all out of pocket before moving in.

If you need referrals to contractors or lenders familiar with these processes, don’t hesitate to ask. I’m here to help you make the best possible purchase.

Good luck with your new home!

Dave Kimbrough
The Kimbrough Team
HAVE A QUESTION? ASK DAVE!
dave@thekimbroughteam.com