In this episode of Selling St. Pete, host Nicole Saunches sits down with home warranty expert Tina Romanik from Home Warranty of America to discuss how sellers can leverage home warranties as powerful negotiating tools. Whether you're listing a property with aging mechanicals or simply want to stand out in a competitive market, learn how offering a home warranty up front can protect you from costly repair negotiations, give buyers peace of mind, and potentially help you close deals faster.

This episode is essential listening for sellers, listing agents, and anyone preparing to list a property in St. Petersburg or the Tampa Bay area.

Tina Romanik is a home warranty specialist with Home Warranty of America, where she works with real estate agents and homeowners throughout Florida to navigate home warranty coverage strategically. With deep expertise in how home warranties intersect with real estate transactions, Tina helps sellers protect their listings and buyers secure their investments through comprehensive service agreements.

• Nicole introduces the topic: home warranties as a negotiating tool for sellers
• Overview of what listeners will learn in this episode

• [01:21] Definition: Service agreement covering plumbing, electrical, appliances, HVAC
• [01:40] Key difference: Home warranties cover normal wear and tear
• [01:58] Homeowners insurance vs. home warranty: What each covers
• [02:10] Example scenarios: AC thermostat failure vs. water heater explosion damage

• [02:39] Four plan tiers: Gold, Platinum, Diamond (buyer plans) and Seller's Coverage
• [02:54] Buyer plans: 13-month terms with various add-ons
• [03:09] Seller's coverage: 6-month term with focused protection
• [03:23] Available add-ons: Guest houses, pools, outdoor kitchens
• [03:44] Core components covered in seller's plans

• [04:12] How warranties work for investors with multiple properties
• [04:34] Payment options: Closing integration or post-close credit card
• [04:43] Payment plans available at no additional cost
• [05:02] 30-day waiting period for non-transaction purchases
• [05:08] Why the waiting period exists: Preventing known issue coverage

• [05:44] Think of warranty purchase as a "reservation" in the transaction
• [06:01] Invoice process: Title agent, buyer's agent, and buyer notification
• [06:07] Payment happens at closing, not upfront
• [06:26] Strategic marketing advantage in competitive markets
• [06:53] Using warranties as backup strategy for inspection negotiations

• [07:22] Signals quality: "Certified pre-owned" positioning for homes
• [07:38] Shows seller commitment to protecting the buyer
• [08:00] Creating a psychological edge in the market
• [08:15] Practical example: Declining HVAC repair credit for warranty coverage
• [08:54] Leveraging warranties in multiple offer scenarios
• [09:05] Using as tiebreaker when offers are financially...