In this episode, Bess Dickson & Mark Liesner break down the exact next steps for buyers after receiving the home inspection report so you can make smart, calm, strategic decisions.

What You’ll Learn:

✔️ Why you should ALWAYS “sleep on it” before deciding
✔️ How to create a negotiation plan with your Realtor
✔️ Which repairs truly matter… and which ones buyers overreact to
✔️ How prior negotiations impact your leverage
✔️ When to push — and when to maintain the relationship
✔️ Why win-win negotiations close more deals
✔️ How to include “throwaway asks” to keep things positive
✔️ The #1 mistake buyers make after inspection

If you’re a first-time homebuyer, a real estate-curious listener, or simply someone who wants to feel more prepared, this episode will give you peace, clarity, and strategy so you can get to closing confidently.

In this episode, Mark Liesner & Bess Dickson break down the exact things you should look for during your home walk-through and how to read your inspection report without getting overwhelmed.

We cover the four main sections of every inspection report:
• Structural Systems (foundation, roof, drainage)
• Electrical & Plumbing (safety + functionality)
• HVAC (comfort + long-term cost)
• Summary Page (major findings all in one place)

You’ll also learn how to review the report through four helpful lenses: safety hazards, major systems, preventive maintenance, and normal cosmetic wear.
We equip you with:
✔ How to separate wear & tear from true deal breakers
✔ What to negotiate
✔ How to avoid future surprise expenses
✔ The one thing most buyers overlook: the roof
✔ When to ask questions and who to ask (your inspector + Realtor)

Whether you’re buying your first home or your next home, this episode gives you the clarity to move forward with confidence.

The home inspection is one of the most important — and most misunderstood — steps in the home-buying process. In this episode, Mark Liesner & Bess Dickson share three simple but powerful tips to help you approach the inspection with confidence and clarity.

You’ll learn why it matters to respect your inspector’s process, how trusting your professionals leads to better outcomes, and why showing up for the final summary is more valuable than watching every moment of the inspection.

This conversation is designed to help buyers stay informed without getting overwhelmed. Whether you're a first-time homebuyer or purchasing your next home, these insights will help you protect your peace while staying fully prepared.

Most buyers fear the home inspection — but understanding what’s actually happening can turn fear into confidence. In this episode, Bess Dickson and Mark Liesner share a clear, practical guide to what you should expect during a home inspection so you can make informed decisions about your purchase.

You’ll learn the real cost of an inspection, why reports are often 30–70 pages long, and how inspectors focus on safety and regulations — not predictions about the future. Bess and Mark also explain why your Realtor is your essential sounding board and why the home’s systems and safety features deserve the majority of your attention.

If you want to walk into your inspection with clarity and calm, this episode gives you the framework and confidence you need

Choosing the right home inspector can make or break how confident you feel about your home purchase. In this episode, Bess Dickson and Mark Liesner walk through the exact qualities, qualifications, and communication style you should look for when selecting a home inspector.

You’ll learn why inspectors function like general practitioners — trained to identify issues, not diagnose future problems — and why finding someone who communicates clearly is non-negotiable. Bess and Mark also share where to look (and where not to look) when searching for inspectors, why new construction still requires a full inspection, and how to avoid the common buyer mistake of choosing based solely on price.

If you want to understand your home with confidence, not confusion, this episode is the essential guide to choosing the right inspector.

If you’ve ever wondered why your electric bill is so high — or how much it truly costs to own a home — this episode is essential. Mark Liesner and Bess Dickson break down the hidden energy drains that drive up your monthly expenses and show you how to calculate your home’s real operating costs.

You’ll learn why poor HVAC efficiency, bad insulation, and aging windows have a massive impact on your energy bill — and how modern buyers can use the true cost of ownership to make smarter, more financially sound decisions. Mark and Bess also walk through which energy-efficient upgrades offer the strongest ROI and how they protect your home’s value long-term.

This episode gives you clarity about what you’re really buying — not just the home, but the cost of running it.

Most homeowners plan for their mortgage. Few plan for the repairs.
In this episode of Keys & Gears, Mark Liesner and Bess Dickson break down the financial systems every homeowner needs to avoid going into debt when sudden repairs happen.

Mark explains the 1% Rule — the essential formula for estimating annual maintenance costs — and walks through exactly how much you should store in a dedicated Home Emergency Fund. Bess shares why preventative planning is the cheaper path, how to anticipate major home expenses, and why a “running business” mindset helps protect your long-term financial stability.

If you want to avoid financial stress, prevent surprise costs, and maintain the health of your biggest asset, this episode gives you the roadmap you need.

Condo ownership comes with more than just monthly fees. In this episode of Keys & Gears, Bess Dickson and Mark Liesner break down the hidden financial dangers that many buyers overlook — especially special assessments.

You’ll learn what special assessments really are, why they happen, and how they can instantly derail even the most careful budget. Bess and Mark also share the red flags buyers should look for, the questions to ask your agent and HOA, and how to review condo documents without getting overwhelmed.

Whether you're a first-time condo buyer or exploring HOA-managed properties, this episode gives you the tools to avoid costly surprises

Buying into an HOA comes with financial obligations, legal considerations, and long-term implications for your resale value — which is why doing proper due diligence is essential.

In this episode, Bess Dickson and Mark Liesner break down the exact checks buyers should perform before buying an HOA home. You’ll learn why HOA lawsuits affect financing, how to assess board transparency through meeting minutes, what strong insurance coverage looks like, how delinquency rates impact your loan, and why overly restrictive HOAs can limit marketability.

This is your complete guide to buying with eyes wide open, ensuring that your HOA community supports your financial stability — not threatens it.

Buying in an HOA community comes with rules, financial responsibilities, and potential red flags — which is why asking the right questions upfront is essential. In this episode of Keys & Gears, Bess Dickson and Mark Liesner walk you through the six most important questions every homebuyer must ask before purchasing an HOA property.

You’ll learn how to identify financial red flags in an HOA budget, understand how CC&Rs impact your day-to-day living, recognize the risks of special assessments, and determine whether short-term rentals or renovations are allowed. This episode gives you the insights you need to review HOA documents with confidence and avoid costly surprises.