Final Walkthrough
I love educating my clients and oftened surprised at how little they understand the buying process. I oftened get the "deer in the headlights" look when I talk about the next steps. Its understandable that they are being bombarded by loan, insurance, taxes, appraisel and inspections challenges but when your spending several hundred thousand dollars, you better be on your game. Over the past 6 months I had several clients call with post sale issues most of these could have been handled better by myself, the realtor or buyers. Let me elaborate:
Client #1 - Sellers disclose 2nd floor tiled deck is leaking into home around doors. Seller agrees to have leaks fixed. Inspection verifies leaks. Inspection report calls for licensed contractor to evaluated and repair all leaks from deck. Buyer's inspection response just calls for repair. Seller has Handyman repair area with a tube of caulk. Sale is during the dry season so several months go by before first big rain. Area around the doors and windows (under the deck) become a waterfall. Since the inspection response wasn't specific and the repair not scrutinized, the buyer had little recourse but to do an expensive repair themself.
Client #2 - This home was a divorce sale and sellers refused to leave home during inspection. Occupants were somewhat hostile and want the buyers/ inspector to get the job done as quickly as possible. After move in buyer discovers gas leak under range and several outlets that did not work. While it is unclear if the buyer did a final walk through this would have been the best time to discover any latent issues. It was clear that the occupants were not happy about having to sell the house and it is possible that the home may have had some damage or changes as the occupants were preparing to leave. The best time for a final walkthough is after the sellers have move there belongings out of the home.
Client #3 - During the inspection bad siding, broken door jams and damaged walls are documented. Sellers agrees to repairs but the type of repair person and timing of the repairs is not specified in the response. On the day of closing and final walkthrough the repairs are only partially completed and the workmanship is questionable. Client has no choice to go through with closing because their movers are due to arrive the next day. Only a portion of the repairs were completed and not to the buyers satisfaction. Due to the non-specific wording buyer has little recourse but complete the repairs at their own expense
Client # 4 - Gorgeouse hillside home with garage that is cut into a below ground space. Seller had moved all excess belongings into garage to show home. Several weeks after sale closes I get a call from the buyer about the cracks in the back wall of the garage. I meet client at the home and we go over report. Fortunately I had pictures of the garage and stored items. I ask client about the final walk through which he acknowledged he did. He admitted that they checked the home and the garage but didn't recall the back wall. He did want to know why it wasn't reported in my report. I said that in this particuliar case the stored belongings and the shelve units (you could see the outlines on the wall) did not permit me to inspect the area. The client wasn't happy and frankly in hindsight I should have noted the lack of access in my report.
So a couple of lessons are learned here:
- Repair requests should be as specific as possible. There should be adequate time to verify their quality and completeness. Although some homeowners have the skills to do a repair, the majority don't.
- Have sellers provide proof of repair before the final walkthrough. If there is some doubt of the adequancy of the repairs, have the home inspector review the documentation.
- The final walkthrough should be after the client moves out. This way there are fewer oportunities for damage or changes in the home to occur.
- If an area is not inspected because of the owners belongings, make sure it gets inspected at the final walkthrough.
Remember when the inspection was performed furniture, possessions and stored items may have been in the way of a careful visual check. Things may have become damaged during the move.
These are the items a walkthrough should cover where applicable:
* Use the inspection report to verify the items to be repaired. Request the sellers provide documentation in the form of receipts that the repairs were completed
* Using a copy of the contract, check to be sure all items listed are in place (i.e., appliances, lighting fixtures, window treatments, etc.)
* Turn all lights on and off - interior and exterior - bring extra bulbs in they are just burnt out
* Test all appliances
* Run exhaust fans in kitchen and baths
* Run garbage disposal (in the cleanup junk gets thrown in)
* Run ceiling fans
* Test heating and air conditioning (weather permitting)
* Run water in sinks and bath and look for leaks
* Open and close all doors and windows
* Flush toilets
* Inspect ceilings, wall and floors for damage (this happens frequently in the move-out
* Check garage door openers and remotes
* Check basement and attic for items left behind and water seepage/leaking
* Check garage for hazardous chemicals, propane cylinders and old paint left behind
* Make sure all owner's personal belongings are removed from the property
Personally I also like to see that the home is professionally cleaned after the owners move out. Its difficult for anyone to do a good job cleaning up during a move and unfair for the buyers to have to clean up after someone else when they are trying to move in.
Last, but not least, for people buying pre-owned homes they need to understand that they are not buying a brand new home and it will not be perfect. As a home inspector I try my best to set those expectations but weeks later some clients forget that after they move in.
Rick Bunzel, CRI
Pacific Crest Inspections
WA Licensed Home Inspector #312
ASHI Certified #249557
NPSAR Nominee Affiliate of the Year 2009-2010
NAHI Member of the Year 2008
NPSAR Affiliate of the Year 2006-2007
WWW.PacCrestInspections.com
360-588-6956
Fax 360-588-6965
Toll Free 866-618-7764
I spoke to a caller who was asking about special assessments and how legal they were especially for someone who had owned thier unit for less than a year. This caller didn't even know that a special assessment is a demand for money that is in addition to the regular annual or monthly dues or maintenance fees. I explained that special assessments can be levied against owners for various reasons. Many times the reasons don’t make sense to the owners. Owners may refuse to pay them, especially if they didn’t know about them in advance, but there are consequences to not paying. Owners sometimes think they had “a fast one” pulled on them.
