"Ladies and Gentlemen, Sometimes Sh*t Happens"

Years ago, when I worked at a big defense firm, the office folklore included a partner who closed arguments with: “Ladies and gentlemen of the jury, sometimes sht happens.”* Needless to say, that did not end well for the defense. To be fair, he knew the case was tanking, so it was a Hail Mary at best.

So why am I sharing this? Because I just bought a 75-year-old cottage in Charleston, and let’s just say, I’ve been reminded that in real estate, surprises are part of the deal.

Buying an Older Home in Charleston

I’m in real estate. I know the ropes, I’ve got resources, and I can usually spot things most people can’t (that’s why you hire me). Before closing, I did all the right things:

• Full home inspection

• CL-100 (termite and moisture report)

• An electrician to check out a few concerns

Everything looked good on paper.

The Surprises After Closing

Then I moved in. Cue the “welcome home” list:

• HVAC servicing (and repairs)

• A full electrical panel replacement

• A few smaller curveballs that popped up along the way

Could anyone have predicted it? Honestly, no. Sometimes you only learn how a house really works by living in it. And that’s just life.

About That CL-100

Here’s some full transparency, this is actually the second property I’ve purchased without a clear CL-100. Critical thinking matters more than a line item on a report. The essentials were fine, and the rest, like work under the house, went on my “one day” list.

Why I Wouldn’t Change a Thing

Would I do it all over again? Absolutely. Historic homes in Charleston come with quirks, but they also come with charm and character you can’t build new. Even with the best due diligence, you’ll uncover surprises, sometimes behind a wall, sometimes just by flipping a switch.

I remind my clients of this often: no home is truly “move-in ready.” You’ll change something, uncover something, or both.

The Bottom Line

The good news? Surprises don’t mean you made the wrong choice. Every client I’ve asked with older homes has said they’d do it again. The little curveballs don’t outweigh the joy of making a house your home.

And when sh*t does happen after closing, know this, I’m still here for you. I’ve got a trusted team of contractors, inspectors, and handymen. In fact, my handyman recently had the key to my house for a week. That’s how much I trust my people.

👉 Buying a home in Charleston, especially an older one, takes patience, perspective, and the right team. That’s where I come in.

Now I want to hear from you:

What’s something you discovered about your home only after you moved in?