Information Deemed Reliable:
What It Means When Buying a Home
in brevard county, florida
Have you ever noticed the tiny disclaimer at the bottom of a listing that says: “Information is deemed reliable but not guaranteed”?
Most buyers don’t notice it but it’s there whether you’re looking at listings on Zillow or directly from the MLS.
That one sentence matters.
Here’s why:
Most homes are listed by an agent hired by the seller. The seller’s agent gathers details from the homeowner and enters them into the Multiple Listing System (MLS). Some of it is verified by public record, but much of it is simply what the seller reports. The listing is pushed to 3rd party sites like Zillow, Realtor.com, and Redfin. Those sites look polished, but their main goal isn’t public service. The “contact agent” button usually connects you with someone who paid for placement. They’re licensed, but that doesn’t guarantee experience or advocacy for you.
Lessons for Future homebuyers
1. Listings are advertisements, not guarantees. I was recently asked for perspective on this situation (this was not my client): the listing advertised a $40 monthly power bill thanks to solar panels. After closing, they discovered the panels were outdated and would cost $2,000 to update. My advice: if that $40 bill was important, it should have been verified during inspections. Pursuing legal action could be merited if the seller was withholding a known issue, but this would likely cost more to pursue than the issue itself.
2. Research can save thousands. As a Buyer’s agent, I recently uncovered a $200,000+ undisclosed sinkhole remediation claim just by reviewing public permit records—before my clients submitted an offer or spent a dime on inspections. Yes, a sinkhole right here in Melbourne, Florida! The owner purchased the property without an agent and had no knowledge of the sinkhole history. My clients didn’t lose money or buy a liability; they’re still shopping and will make an educated purchase when the right property comes along.
3. The listing agent is not your agent. The listing agent is the seller’s agent. They can answer basic questions about the property based on the information they have available. They are not going to advise you to complete additional inspections or point out potential flaws in a property. They can’t because they have an obligation to the seller.
what this means to you
Everything online is a starting point, not a guarantee. Your purchase agreement to buy a home is between you and the seller, not Zillow, not even the listing brokerage. As the buyer, it is your responsibility to complete due diligence. The majority of buyers are not equipped to do this on their own and would benefit from the services of a buyer’s agent who will dig through records and question the information available. Hiring an experienced buyer’s agent who knows what to check—and what to question—can save you time, money, and stress during your home purchase.
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