Too Good to Be True
When you promise more than reality can deliver, you lose trust before negotiations even begin. Today's buyers don't trust impressions—they trust facts. They can recognize AI-edited photos, research the character and noise levels of the neighborhood, and will measure the flat's floor area. Any discrepancy between reality and the listing creates disappointment that buyers will either use as a bargaining chip or use as a reason to walk away from a non-transparent deal.
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Concealing Defects and Technical Shortcomings
From a real estate agent's experience:
"It is becoming increasingly common for interested buyers to bring a technical inspector to viewings. The technical factors most likely to break off negotiations include dampness, poor condition of utilities, structural problems, and increasingly, inefficient heating."
Paradoxically, the problem doesn't arise where things aren't in perfect condition or some elements are wearing out—most buyers factor this in. The problem arises where there is no clarity. Almost every interested party loses the desire to find out more the moment the seller either doesn't know or won't say what condition the property is actually in.
Considering selling a property? Read about a common mistake that can cost you financially: Property prices in listings vs. reality. Did you know the gap can run into millions?
Internal data from MAXIMA REALITY shows that buyers refuse to read between the lines and guess what else might be hidden. Unclear answers automatically raise questions about possible hidden defects—for which civil law holds the seller liable for up to five years after the sale.
Read: What to watch out for when selling a property without an estate agent
Building Documentation
This point mainly applies to family houses—it is estimated that up to 80% of older buildings in the Czech Republic are missing this documentation. It is important to emphasise that under current legislation, a building owner must maintain documentation reflecting the actual state of the property—either project documentation or a building passport. If documentation is missing or out of date when the property is being sold, this can be a clear risk signal for the buyer and a legal and financial disadvantage for the seller.
Being Vague About Energy Costs and Other Fees
For a family home, buyers also look at the energy rating (PENB/EPC certificate) to estimate the running costs they can expect. It is also important to note that the law requires sellers to provide a valid energy performance certificate during the sale.
In conclusion: trust and transparency are the decisive factors for any potential buyer. The moment they feel they have to find out things that should have been clear from the start, trust evaporates and they'll look elsewhere.
