Two Important Issues for Home Buyers
Below are 2 issues you should pay close attention to if you will be buying a home soon.
The re-inspection of repairs
The walk through just before closing.
Most buyers know the importance of having a home inspection.The buyers I represent usually have a general home inspection, pest inspection and a radon inspection. There are often problems found after a home inspection and the buyer will then remove the home inspection subject to the sellers making specified repairs. Sometimes the repairs are minor and sometimes not. When I write up such a removal I make sure to put in a deadline by which the repairs must be completed. When the repairs are completed, I make it clear that I will be coming back with the buyers to inspect the repairs to make sure they have been completed to the buyer's satisfaction.
The walk through is different than the re-inspection of repairs. The walk through is done 1-2 days before closing to inspect the home (and before the buyer deposits the remainder of their down payment) to make sure it is in the same condition as when it was purchased. It is not an opportunity to re-visit defects of which the buyers is already aware. If, however, the basement has sprung a leak, that is a problem and we will be re-negotiating.
In my opinion, and invoice for a repair is not enough. Even if it is a seemingly minor repair, it is best to go back and see with your own eyes that it has been done to your satisfaction.
A final walk through should always be made a part of the contract and carried out. Some homes are under contract for 45, 60 or more days, and are often vacant, so it just makes sense to see the house one more time before you close.
If you would like to buy or sell a home in the southern communities of Cleveland Ohio, please call me at 440-263-7496, or you may want to visit my website for more specific information on the communities I service: Brecksville Ohio Real Estate, Broadview Heights Ohio Real Estate, North Royalton Ohio Real Estate Independence Ohio Real Estate, Seven Hills Ohio Real Estate, Parma Ohio Real Estate, Parma Heights Ohio Real Estate and Middleburg Heights Ohio Real Estate. Information is obtained from Neohrex and is deemed reliable but not guaranteed.
As, or more common is what the seller said they would leave or more often remove that is still on the premises.....grrrrr.
Good point Sally! I don't write in that the seller has to remove trash but maybe I should start LOL
We typically do the walk through right before going to closing. It is crazy not to do so- as you say, anyhting can happen, and in business, verification is part of the process.
By the way, you take awesome photos.
Barb, and I have just that awful problem last week. A quick melt put 2 feet of snow water into the basement, not it is up to the buyer again to decide to buy or walk away. Repairs have been done and the cause was a faulty sub pump.
Barb, these are great points and your clients are lucky to have such a thorough agent on their side!!!
In Illinois, the seller agrees or disagrees to the inspection issues and then has until closing or walk-thru to complete them. Great points about getting them done.
J. Philip, It is crazy and yet I see contracts on my listings that do not include a walk through. Thanks for the compliment about my photos!
Mary, What a nightmare. Two feet of water must have caused considerable damage. I hope the buyers will go through with the purchase.
Thanks Caren! I am quite certain you are just as thorough :)
Lyn, I'm sure it varies in different parts of the country but that might be a little close for comfort for me. The buyer may not be satisfied with the repairs and then there may be delays.
This is a great idea and one I always recommend. The home inspector is happy to do it, it doesn't cost much and it's well worth the time and money!
Barb - the preclosing walk- thru is a must and I try and do that as close to the closing as possible (not 2 days before). Do you have the original inspector come back to reinspect repairs with you or is it only you and the buyers?
Susan and Leah, Actually the home inspector does not join us on the walk through. If we had a serious issue, I would not hesitate to ask the inspector to come and take a look at the repairs, but well before the walk through.
Barb, wasn't referring to the inspector coming to join you on the walk thru, but rather on the reinspection of things repaired. If it was a serious issue, I'd be likely to suggest having the inspector or some other specialist come and take a look at it, unless it came with some sort of warrenty.
Leah, Yes we are on the same page :)
These are all great points. I am also going to start putting in the contract that the home has to be professionally cleaned. In illinois the contract states that the home needs to be broom cleaned and that leaves a lot of room for misinterpretation
I never even thought of that Judy but you are right!