Walk-Through Inspections

At least a week or two before your targeted closing date, take a look at your contract and your inspection report.  You may also have made notes or a list at the time you first saw the home, accompanied the inspector, or had subsequent conversations with the seller. 

Inquire as to whether all the major repairs have been completed and how the minor repairs were resolved.  Most sellers are honest, but having everything documented in writing is the best approach.  Sellers will appreciate the advance notice to allow them time to gather up receipts for repairs and warranties.

If a major repair has not been completed, this may delay closing.  It could also be an alert to you that the seller is having difficulty completing the repair.  If you are in a hurry to take possession of the property, and the repair does not expose you to risk, you may determine that you wish to proceed to closing.  You may want to negotiate a price reduction or ask for a specific amount of the seller’s proceeds to be held in escrow until the repair is completed.  Always seek professional advice in the matter. If everyone is in agreement, be sure that a contract addendum is written to document the change.   The seller may on the other hand push to complete the repair before closing.

Assuming that everyone has assured you that all repairs have been completed, on the day before closing you will make a final walk-through inspection of the property.  Allow sufficient time to complete your walk-through inspection.  Reserve 2 hours of your time to be sure that you won’t feel rushed.  Remember, this is not a time to feel shy.  If your seller indicates that he/she will be pressed for time at the hour suggested, ask him/her to suggest a time when you will have at least 2 hours.  Explain that you realize you may not need that much time, but it’s better to have it than not. 

Take along your notes and any professionals that you may wish to take to support your comfort level.  Take your real estate professional, a family member, or your handyman.  It’s your call and your walk-through opportunity.

1. Look at walls, windows, floor, and ceilings.  Remember that it may have been over a month since your initial inspection.
2. Ceilings can be severely cracked from improper installation and subsequent removal of ceiling fans. 
3. Floor tiles can get chipped and cracked beyond repair. 
4. Walls may have become damaged while the seller was moving out, or a wall that was previously damaged is now visible without the seller’s furniture in place. 
5. Windows can become damaged from one day to the next.
6. Turn on all water faucets and check for hot and cold water, as well as water pressure.
7. Observe how water is draining off to be sure sink and shower drains have not become obstructed or clogged in the last few days.  Showerheads can become totally obstructed in a matter of hours if removed and left to dry. 
8. Look at pipes under bathroom and kitchen cabinets to be sure they have not begun leaking.  Look at the floorboard inside the cabinets to be sure any recent leaking has not created mildew or buckling.  
9. Flush all toilets and check for water leaks under the tank. 
10. Check all appliances including the washer and dryer, refrigerator, range, microwave, dishwasher, and water heater.  Appliances can break from one day to another, and not all damages can be repaired.
11. Run the washing machine through a wash cycle.  Keep in mind that this could take an hour so begin this first.
12. Run the dishwasher through a full cycle.  This too may take up to an hour.
13. Turn on the dryer and be sure that it is heating sufficiently.
14. Microwave ovens cannot be operated when empty, so you may want to bring along a container of something that can be heated.
15. Turn on all burners on the range, as well as the oven.  Check to see if the clock is working.
16. Open the refrigerator and observe if it is cooling and that there is no accumulation of water or excess moisture.  Open the freezer, observe temperature, and be sure that there is no sign of moisture from defrosting.
17. Look to see if the water heater shows any sign of leaking under the unit.
18. If there is a screen enclosure, check for any screens that may have become torn or dislodged.
19. Check the water level in the pool and assure yourself that the pump is operating properly.
20. If there is a lawn sprinkler system in place, be sure that the pump and any automatic devices are working.  Be sure that all sprinkler heads are in place.
21. If there is an automatic garage door opener, check to see that it is functioning properly, and be sure to remind yourself and the seller that you will need to pick up the remote control at closing along with any keys for the property.
22. Keep in mind that it was the seller’s responsibility to maintain the property in good condition until the time of close.  This includes the seller maintaining the lawn and landscape in as good a condition as it was when you agreed to purchase the property.