What Our Clients Say

We hired John to find us a new house when we moved to Seattle. We had very little time and were afraid we wouldn't find anything. Because of job changes, we ultimately ended up renting a house instead of buying. John was incredibly helpful through the whole process. We will start our search again  next Spring and will absolutely call on him to help us.

John helped me find a tenant for my rental and I found him to have a unique quality compared to most others in the industry. John displayed an endless commitment to achieve results, boundless energy and was honest and dependable. I would highly recommend John and do look forward to working with  him again.

John was very helpful and attentive in helping us find a tenant for a one year lease of our town home. He offered great expertise in renting and also has extensive knowledge regarding the short term rental market. He was kind, attentive, and helped us find a good direction for our marketing  approach.

John is a great guy who shows a lot of care and concern for all parties involved. He's knowledgeable and thoughtful and a pleasure to work with. I highly recommend John for his property management background.

Excellent negotiator, very detail driven and super smart. Lays everything out clearly and his ability to mine and present data is unlike anybody else I've met. Got the job done, no surprises and kept me in the loop.

Highly recommend!

I have never worked with a more professional, informed and dedicated real estate agent. John is patient and kind and he was not afraid to deliver the information we needed to hear when things weren't right. He is an incredible negotiator, handles others emotions directly but respectfully and he is  very calm under pressure. Highly recommend.

John is a consummate professional. He is very kind and not salesy but is intently focused when it comes to details. He was always available and kept us in the loop every step of the way. His analysis was right on and we got the deal we wanted.

I first contacted John in September 2013 when I was looking for a condo to rent. My first interaction with John was very positive - he was knowledgeable, highly responsive, professional and informative. John has been my landlord since October 2013. John continues to be extremely responsive and  professional.

John helped me buy three different houses. He is very knowledgeable in construction, maintenance plus the legal and financial aspects of real estate. He is not afraid to negotiate hard, which I appreciated. Also, he gave me great insights / POV throughout the buying process. He is clearly  passionate about what he does. I consider him a friend today.

John is conscientious, very qualified, knowledgeable and competent.

He is thorough and diligent about all his market research.

He always has the client's best interest at heart. We selected him after interviewing 3 candidates and chose him based upon his willingness to devote time to our  sale.

He communicated with us weekly, sometimes daily; he staged our condo beautifully and made sure each detail was completed. We got very close to our asking price and were very satisfied with the all-cash sale that was completed in 30 days.

John was a great help on our house hunt. He was intent on finding a house that truly suited us and gave advice and information that was very useful for us first-time home buyers. When showing us through houses he made sure to point out features as well as issues, so we could make informed  evaluations for ourselves. We searched for several months, quite intensely at times, and John was very flexible in accommodating our schedule, often at short notice. He usually responded to our inquiries quickly, and was very willing to commit time and effort to our search. John educated us on and guided us through the entire process with genuine care and confidence. I would definitely highly recommend his services.

I was referred to John Manning by Pam Eskridge, a broker in Snohomish County. I had found a house online and John put together an offer the same day. There were 13 other offers, 2 were priced higher than ours and we still won. According to the selling agent, our file was the most complete. By  writing an aggressive offer and proving all aspects of my qualification to close fast, we reassured the seller that my offer was the best one. John's attorney provided title review and John negotiated the removal of some easements that were undesirable on the title. He supervised all aspects of the transaction and made sure everything was done properly and on time.

John helped us find the perfect home. He took the time to understand what we wanted and was very patient with our schedules. There were multiple offers on our house and we won without spending our limit. The sewer line was blocked and John negotiated a good resolution with the seller. We felt very  well represented with John and would recommend him highly.

We live out of state and looking to but property near our family. He spent well over an hour on the phone getting to know our preferences, explaining how Realtors work, etc. He has remained in touch and updates our lists frequently. I look forward to finding the right property and working with  John through our whole experience.

I moved from Dallas to Seattle in January 2014. I found a listing of John's online and called him from the airport. He met me in Ballard that same night and showed me the condo for rent I was interested in. John gave me honest advice about the property/area I was viewing as well as other  neighborhoods and buildings I was scheduled to view the following days. Several days later John was kind enough to show me the property again, this time with a trusted friend along. I leased the apartment immediately after. I have been extremely happy here since my move-in and John has been wonderful to work with. He is attentive and reliable. Any small issue I've had (ie: microwave vent displaced) has been attended to immediately.

I’m usually not one to spend any money I don’t have to, so the idea of an agent for something I “could do myself” was counterintuitive at best; however, I couldn’t be more delighted and grateful to have met and utilized John in the sale of my home. (As further proof/flattery I plan to use him for  the purchase of my next one and highly recommend him to any friends and family selling/purchasing in the future.) His involvement definitely saved/made me more money than it cost me!

My home was in a delicate/precarious position where one owner had purchased 3 of the 6 condos in the building and basically made it impossible for anyone else in the building to get financing (FHA secured.) She was trying to force/intimidate me into selling to her at less than market value and with some underhanded dealings that may have been downright illegal.

Thanks to John’s advice and involvement I was able to learn about laws I didn’t even know existed and protect myself from doing anything foolish.

I had planned to openly list my place with Mr. Manning, and he had outlined an aggressive and comprehensive plan to advertize and generate interest in the community (I live right across the street from Seattle Children’s Hospital, so appealing to their staff largely.) Before we ever even had to put that plan in action though, he cleverly contacted the other people in the building who had vested interests in preventing the majority owner from acquiring any more of the units.

Before I knew it (and again, before even listing publically) we had multiple offers at over market value (even though financing wasn’t an option, so they were cash-bidding) and I was able to chose the seller I preferred.

Perhaps even more beneficial, as I’m non-confrontational and certainly not a professional negotiator, John was kind enough to take over everything and make all conversations and offers filter through him. In fact, when the eventual buyer came to my house with their broker I literally never spoke with the broker or even had to look at the numbers being mentioned. I just showed the interested party around the place they were considering investing in. Mr. Manning and I had discussed a course of action thoroughly in advance and had an excellent game plan. There were offers, and counters, and negotiations, and I didn’t have to say a word about any of it, I just pleasantly conversed with the future owners of my condo.

Once they left John explained to me the offers and their progression, and advised me that in his opinion the last offer was both fair (perhaps even more than fair as it was above market/estimate), and in his opinion the maximum amount I was going to get from this buyer. I’ve come to trust his judgment completely and accepted the offer. Other than the emotional bit about giving up my first home I’m thrilled and grateful about the whole process.

John was proactive, collaborative, communicative, informative, well-versed, and by far my best advocate in this sale and process. He made the process as painless as possible, and worked hard on my behalf. I can’t imagine being happier with a Real Estate Agent and satisfied and grateful beyond measure. His help, work, and knowledgeable council was well more than worth the investment in his services.

Last year, my wife and I embarked on the home buying process for the first time. We can undoubtedly say that John Manning was the best real estate professional we could have had by our side. This era of real estate in Seattle may be remembered as one of the most challenging and difficult for  buyers. Despite the daunting circumstances, we always felt prepared, confident and calm throughout a lengthy process thanks to John.

John combined terrific EQ and IQ during a process that lasted from April 2014 through November 2014. He was able to understand our needs and connect with us so intrinsically that he became an extension of us and what we were looking for in a home. John was able to adapt midstream to our schedules and our fluctuating feelings on the process with aplomb. On the other hand, John also understood the Seattle market and its dynamics extremely well. His analytical approach to decision making and offer strategy was sound and always prepared. Moreover, he had great savvy during negotiations. I am certain it is his previous real estate experience in addition to his experience in the technology sector as an entrepreneur and executive that serves him and served us so well.

Perhaps the best element of John's service was his attitude and ability to adapt. John was always positive, upbeat and willing to adjust to us and our needs. He genuinely wanted what was best for us and was always selfless in his service. In the beginning of the process, we saw many homes without bidding at all. John never pushed us. He listened amazingly well, focusing on collecting data during our conversations and home visits. He demonstrated this by not only reflecting back what he heard, but also by taking the next step and pinpointing insights to further hone our search on subsequent outings. Once we finally became comfortable, we started to place bids during the summer of 2014. John used analytics to guide us on how far to bend during negotiations while always staying true to our budget. The market defied logic and we lost out on a few homes, but in the end none of them were the right home for the right price.

The lengthy process took a toll and we naturally became jaded by the Seattle market and conditions. We felt our weekends and time were being sucked into a never-ending process. John responded quickly and gracefully. Undeterred, he cut out the fat of the process and began scoping homes for us. He essentially became an autonomous third member of our home buying family and was able to limit our efforts to viewing a few homes every few weeks. John was undoubtedly conducting massive online research and making home visits on his own, but he took this burden off of us. By removing the weight of the process, my wife and I were able to recharge. We found the home for us in early fall. John navigated the bidding process flawlessly. We got the right home for the right price. Last, John’s service to us did not end when we received the keys to our home. He has continued to serve as a trusted advisor as we navigate home maintenance and updates for the first time.

Overall, we unequivocally recommend John Manning for your real estate needs. He went above and beyond our greatest expectations and we cannot thank him enough.

John and Amy represented us in the sale of our Ballard home. Home preparations, staging, and marketing were spot on and the sale process was very easy and low-stress for us. Crafty negotiating got us top-dollar for our house.

Overall a great experience and I would highly recommend John and Amy.

Amy is an incredible real estate agent/broker and a very talented and imaginative movie creator. She is very dedicated to every commitment she makes. She always goes the extra mile in her preparation and is tireless from beginning to end. We have worked with Amy a number of times and it's clear  that she understands the value of developing long-term business relationships, always adding the appropriate personal touch. Amy is the kind of person that you always wish the best because she always gives her best.

I am very happy that I made the decision to hire Amy Sedgwick and John Manning to sell my house.

The thought of selling my Phinney Ridge house after owning it for 33 years was daunting. I knew it was in a sought-after area of town, had a view and nice yard but needed some updating and TLC since  it had been rented for 20 years.

I extensively interviewed three realty companies. All were impressive and experienced agents. I was having a difficult time deciding which ones to hire.

That changed the day I began working in the house. Amy dropped in with a cup of coffee and her work gloves. Within minutes she was helping me pull up the carpet. I hadn’t even hired Manning-Sedgwick and she was already working on the house! I decided to hire Amy and John that day.

Over the course of two months we talked, texted or emailed at least once a day. Amy and John took my three-page todo list and got it down to a manageable size. I was still emotionally attached to the house and wanted it to look as beautiful as possible. Unfortunately I was working with a limited budget. I appreciated that they highlighted the tasks that would have the most bang-for-the-buck when it came to improving the house. (but then I did a few more...)

Talk about hands-on! Amy helped select paint color and did an awesome job of staging. They referred an amazing floor refinisher and a landscaper. They often met the sub-contractors at the house to let them in. One night I had to call Amy and ask her to go over to the house to make sure I had locked the door after working there all day.

A couple small, potential issues surfaced a week before listing. John and Amy solved them with their knowledge of construction and established real estate practices. Their support and reassurance helped me get through this stressful time.

John loves marketing and knows how to drive traffic to a custom website. They asked me to write an essay stating what I loved about the house and used that throughout their promotions. Amy’s film background and expertise really showed in the walk-through video she produced for the house. They created beautifully written and designed postcards and print materials. Their open house schedule and pricing strategies were sophisticated and effective.

Because of this over 400 people toured during the open houses. Over 150 agents brought their clients by at other times. Amy and John called me after each open house to let me know how it had gone. The house had multiple offers, all over the initial listing price.

When we met to consider the offers, John and Amy made it easy for me to see the differences among them and guided me through the process.

After I accepted one, Amy and John presented me with a book they had made featuring the marketing photographs and my essay. They made one for the new owners too. It was a perfect, and thoughtful, way to celebrate the ending of one chapter of my life and the beginning of another.

Thank you Amy and John!

John was our realtor when my husband and I purchased a house recently. His service was above and beyond in every aspect and made it easy for us to find a renter for our old house and buy a new house. Thanks to his great negotiation skills supported by his knowledge and attention to details, we  could buy a house that we fell in love within our budget. I recommend John to anyone who is going to purchase a house with confidence!

I first met John 3 years ago asking his help to find high net worth tenants to rent out our rental properties located in Ballard, Washington. He did so several times with each tenant being high net worth and a solid member of the community.

This summer, my wife and I wanted to move out of our  Townhome into a house and with John's help we found a view property with gorgeous views of lake Washington. In order to make this work we needed to find a tenant for the townhome which John did in no time at all.

This experience with John was incredibly easy and he took additional steps that other realtors we have used in the past did not. John was always focused on answering our questions and providing solid advice and his negotiating skills allowed for us to purchase the property below the asking price and leave enough cash in our wallets to remodel the bathroom. Thanks John!

John is now helping me to sell one of our rentals. That is why I highly recommend Manning Sedgwick.

I've used Amy and John through several purchases and sales now. They are friendly, professional, and encourage questions. The best I've ever worked with.

John was fabulous to work with! He listened to all my needs/wants and helped me to find a home that fit perfectly. He also provided sound advice as to my offer - I listened to his expertise and ended up saving quite a bit of money! The customer service hasn't ended with the sale, he follows up with  me on a periodic basis to make sure things are still going well with my home. I would recommend John to anyone and will definitely use him again if I'm ever in the market!

John and Amy helped my to purchase my first home, providing expertise and support that made the ordeal relatively painless. They were willing to be imaginative with me during my search but also kept me rooted in reality. Where the paperwork was dense with realty jargon, Amy and John were able to  translate for me and help me to understand complex concepts. I appreciated my time spent with both of these wonderful people, learning from them and enjoying their company while hunting down just the right house.

Amy and John are amazing! Like a couple dummies we fell in love with a short sale. The process was loooong and very complicated, but Amy and John were with us every step of the way. We always felt that they were genuinely looking out for our best interests. And in the end, their knowledge and  experience got us into the house of our dreams! Whenever friends or family need help buying or selling a house, Amy and John will be my first recommendation.

Amy and John were excellent. They took the time to sit down with me and explain the whole process. Amy's specific knowledge of the areas I wanted to buy were quite impressive. She knew specifics about trends that I never would have thought of. They made the process so easy. I love my place and  would recommend them to anyone, and I have!

I've referred John and Amy to several friends after they came in and before there was ever a contract wrote up a punch list of items that needed repair, removal, updating and in order of highest return on investment. Amy's eye for staging and their market knowledge and guidance on process were  invaluable to us. I've previously worked with John over 10 years ago and know him to be one of the most astute and thoughtful negotiators and creative problem resolvers I know.

Amy was our real estate agent during our search for an investment property. She was very experienced, knowledgeable, and professional without being "salesy." She made suggestions that steered us to a different type of property in a different neighborhood than what we had  originally started out looking for, and we're still glad we followed her advice. During the bidding process we suggested an offer higher than what Amy recommended. We went with her suggestion and came in right where we needed to be. We felt Amy was looking out for our interests and not hers. Communication throughout the process was awesome, and we felt welcome pestering her with questions months later. We wholeheartedly recommend her.

Why have one realtor when you can have TWO! John and Amy are the whole package- brains and charm. Their combined knowledge about the market, negotiation, and customer service won us over at once, and we were rewarded for our intuition. After months of searching in the intense and competitive  Seattle market, John and Amy put together a no-nonsense offer for us, and we won the house of our dreams for less that our original offer.

They provided valuable consultation services in the month's leading up to our listing. As my wife and I had moved out of state, Amy project managed various contractors to ensure work was done promptly and  professionally.

Aspects of the listing were tricky but Amy worked diligently to make certain all bases were covered. Her market research was impeccable and she worked closely with John to work through strategy. She cultivated contacts via two opens houses (one the weekend of the Super Bowl) and kept us apprised of offers and concerns from potential buyers. Once we accepted an offer her entire team helped us get the deal over the line and did so in record time.

We appreciate all of their hard work and know you will as well.

We picked John and Amy to sell our house because they could demonstrate their proven ability to deliver results and handle difficult situations. They exceeded our expectations in every way and we have since referred several friends to them.

John and Amy know Ballard better than we do and we grew up here! It's like they have been inside every single for sale house ever. John has numbers coming out his ears, seriously, this guy is a real estate wonk. My wife and I know John for many years and he has incredible integrity and honesty.  He's also tireless and very fierce when it comes to negotiating - I truly believe he would make Vladimir Putin cry! We would never hire anyone else to represent us.

John and Amy made what should have been a painful process quite painless. They went above and beyond any expectation I had going into the process. I've bought and sold a few homes but had the best experience with this group from beginning to end. When I'm ready to buy again, I WILL be asking them  to please represent me at the real estate table. Thank you two so very much!

This was my second home purchase (my first w John and Amy) and I couldn't have asked for a better experience. Due to my previous experience with my first home, I asked John and Amy from the get-go to be honest and not sugar coat a thing. Not only were they honest, they were knowledgeable, kind, and  easy to communicate with. They were patient and explained things in a way to make sure we were all on the same page and understood the process. They truly care about their clients happiness and well-being. Their team dynamic is excellent and accomplishes a well rounded perspective. Their expertise and wealth of knowledge of the market lead us to our dream home! They are the kind of people who will bat for you and always keep your best interest in mind.

Manning Sedgwick sold my father's condo for me. They did an amazing job. The condo was a mess and they helped me fix it up, and with their masterful staging, it looked brand new. Their marketing plan was fantastic and we had four offers the first day it listed. They also priced it right so that it  went over asking price. They are responsive, hard working, committed, smart and they go above and beyond. I will be using them again in the near future! I highly recommend Manning and Sedgwick.

My house search began approximately 18 months before I met John and Amy. Over the span of that 18 months, I worked with various agents of a Seattle-based real estate agency that advertises commission refunds to buyers. I made offers on multiple homes, most of which included escalation clauses,  but none were accepted. During the offer process, I received nothing more than very ambiguous, vague, neutral advice from the agents. When I asked for their opinion on price and strategy I received pretty much the same advice; “whatever you want to do”. I began to realize there were only 2 things the agents from that particular firm would do for me; unlock the home for me to “tour” and submit my offer electronically to the listing agent. Additionally, the offers that were submitted on my behalf were riddled with errors and sometimes I had to send them back to the agent multiple times before they got it right; I actually lost out on the opportunity to bid on two homes as we missed the offer review deadline! It seemed like the agents didn’t have any interest in my offer being accepted. (Maybe a result of the reduced commissions they receive?) Fed up and frustrated, I nearly abandoned my home search, resigned to being a renter forever.

Everything changed when I met John Manning. Upon our first meeting we had an in-depth discussion about current market conditions and issues facing prospective homebuyers. Through the course of our conversation I quickly realized John was not at all like the robotic agents I had worked with in the past; he clearly understood the greater Seattle market, offered intelligent insight, and seemed genuinely interested in my goals as a homebuyer. Still put off by rising prices and insane bidding wars, I was reluctant to re-boot my home search. But, John gave me that glimmer of hope I needed to try again. A couple months later I came across a new listing for a house that was exactly what I was looking for. Amy Sedgwick showed me the house the next morning. It was perfect; a recently remodeled home that was well within my budget. I asked Amy her opinion about what I should offer. I waited for her eyes to glaze over and spew the automaton response I’d heard so many times, but that didn’t happen. She provided extremely helpful insight and advice, and we submitted the offer. A bidding war ensued. My offer was not what most would consider strong; the escalation clause was only slightly over list price and I was working with a very small down payment and FHA financing. But, this didn’t deter Amy. She professionally and aggressively advocated for me and my offer was accepted! Upon the home inspection, I requested the seller install a new roof. I thought for sure the request would be rejected; the seller could easily go with another, less demanding buyer. However, Amy worked her magic again and I got the new roof! The Manning-Sedgwick team continued to manage the rest of the process expertly and we closed early! I know, without a shadow of a doubt, if it weren’t for John and Amy’s extraordinary representation, I would not be the proud owner of my beautiful home. As I found out, the super-hot Seattle market, expert representation and advocacy is the key to your bid being accepted; a cut-rate order-taker isn’t going to win that house for you. If you want to realize your dreams, the Manning-Sedgwick team is who you want in your corner!

John and Amy helped us find our “unicorn house” last summer in Ballard and we had a great experience working with them, cant recommend them highly enough! This review is woefully overdue, but I never could find enough time to write a review as detailed and as glowing as I feel they deserve. They  are extremely friendly, very knowledgable, experienced and connected in the Seattle area, all of these things are KEY to getting the selling agent and the seller to sell their house to you! John and Amy helped us understand how crucial it is to deal with a finance agent that will bend over backwards in this market to speed up the process making closing as FAST and as smooth as possible and provided excellent recommendations for financing agents to contact. They helped keep our spirits up when we were starting to get a little burt out and pulled out all the stops getting 3 different types of pre-inspections done in 3 days so we could confidently and securely make the winning offer that captured our Ballard unicorn. We interview 2 other highly recommended real estate teams that were affiliated with the big name firms, we found them to be really over the top intense and super cooperate, while Amy and John were warm friendly PEOPLE, who have built their own extremely successful business over the last decade plus. One other cool thing about John and Amy is that while they are lovely people, they are by no means pushovers, they are creative and ruthless negotiators and they make things happen for you! Look no further, if you want to find and win your dream home, hire Manning and Sedgwick!

I wanted to describe our experience a bit here for those who like more details. I’ll start off by saying we were not easy clients. I am originally from Seattle, but moved around a lot, first time home buyer. My husband is not from here, was a 3rd time home buyer. We were looking for our forever home to raise our family in, grow old in etc. We therefore had VERY specific criteria about location of the house that we would not compromise on (greenlake, Phinney, Whittier, Wallingford, or Ballard walkable to my husbands work shuttle stops) as well as nearly impossible to find criteria about the layout/style of the house we wanted. We were a bit nervous delving into the crazy market, but Amy and John put us at ease. They let us know this would be a really involved process and might take some time, but were very confident that we would be able to get what we were looking for. We had already sold our house and were living in an apartment, so we didn't feel any time pressure to settle for anything less than the best. The whole process for us took longer than average, but less time than we expected/planned for, around 4 months until our offer was accepted, we used their own real-estate app (along with other apps) to find properties the minute they were listed, we then texted Amy and John to set up a time to meet at the house that same day usually. They also suggested properties we might like to see, but in general we were checking the apps 900x/day so it worked well that way. Either Amy or John was available to us 7 days a week to go look at houses, many times at just 30 min notice. It helped that John lives in NW Seattle basically where we were looking. We probably went out with them about 4 days a week on average and always brought our easy going 2.5 year old son with us. Amy and John were so great with our kid, he loved them, it felt like we were all just friends going to look at houses. Every time my son saw a blue Prius, he though it was Amy and got excited! Both John and Amy were great at pointing out things we didn't notice that we needed to consider about each house and special considerations for certain micro-neighbors that we weren't very familiar with (steep slopes, sump pumps, parking, etc.). John is quite handy and has contracting/building experience, so he was able to offer helpful advise on how much repairs/upgrades could cost and what things might become concerns quickly or in the future. In fact, even after we closed the deal, moved in and his work with us was long done, John came by to help us with a little DIY project, so nice! Even as the months were passing and we had toured over 60 houses, they never pressured us or gave up on us. They did attempt to nudge us out of our desired neighborhoods as we started to get discouraged, but respected our decision to tough it out. If you want agents that are pleasant to hang out with (wow did we spend A LOT of time together), really care about your family’s needs, and see buying and selling homes as more than just a financial transaction, John and Amy are your people. I can honestly say we were a little sad that we wouldn't see them on a regular basis anymore after our offer was accepted.

Josh helped us find our first home! He was very flexible with our work schedules and never hesitated to meet us at 8pm to look at a house if that was the only time we were available. Josh would contact us as soon as a house was on the market, and we were often one of the first people to view it,  long before it was posted on real estate websites. We had a hard limit that we could spend on a house, and Josh was realistic in finding us what we could afford, but never settling on a home that was below our standards. He fought hard to get us our dream home and succeeded in exceeding what we had dreamed to find! Thank you, Josh, for helping us build our future.

Highly recommend Josh. I worked with Josh to find and buy a home in Bothell, WA and had a great experience. Josh worked tirelessly to help me through every step of the process.

Josh did all the little things that you hope a realtor would do for you, such as sharing comparable homes when we were  reviewing listings/open houses as well as sharing status updates outlining next steps while we were working through the offer/negotiation/purchase phases.

Josh was able to help me buy my first investment property. He was very quick to respond to all of my questions. I recommend Josh to all of my family and friends.

John provided us with an outstanding service. We now have the home we wanted and could not be happier. His local knowledge and industry awareness navigated us around the mine field of buying in a competitive market and his negotiation skills put us in a different league. Even after buying the  house, John continues to be there for us. Thank you, John, for everything!

Josh was very proactive in seeking out properties I would be interested in, and his communication skills between the lender, sellers, and myself made closing a breeze!! Great first time homebuying experience!  Click here to see the listing for Kaleb's home

Josh was amazing to work with. always on the ball and fast acting. went to bat for us when it came time to close and saved us tons of money on a potentially costly repair.