REAL ESTATE TOPICS:  FINAL WALKTHROUGH INSPECTION

One more step to take just prior to signing documents and close of escrow.

Buyers are strongly encouraged to conduct a final walkthrough inspection of the property they are about to purchase.  This is the last opportunity to address any outstanding problems or issues.

Depending on the circumstances at the time of the walkthrough, i.e., whether the house is vacant, still occupied, the sellers have left town already, etc. and depending on the experience during the escrow period, the buyer will have to decide precisely how long before signing papers this inspection should be scheduled.  Generally speaking, 24 hours prior to scheduled signing is probably a good way to go.  That can leave enough time for any final issues to be dealt with to everyone’s satisfaction, while providing only a limited amount of time for anything to change adversely.

So, calm down and try not to be too excited about your new home, and take a careful and close look at the entire property.  Walk around the entire outside of the house and look at the roof, the walls, and the windows and screens – all of the structural components.  Make sure the grounds are in good order.  Really slow down and make good observations.  This is not the time to be thinking about the new landscaping you are planning or the new drapes you’ll be buying.  This is the time to make certain that you are about to receive what you thought you were, and that there aren’t any major defects you didn’t know about.

To the extent feasible, make sure all appliances are in working condition.  Check the heating and air conditioning systems.  Check everything that you want to check!

Verify that all repairs that were supposed to have been done are done in an acceptable workmanlike manner.  Double-check to make sure that all fixtures that were there when you signed the contract are still there – light fixtures, installed fountains, hardware on cabinets and doors, bathroom fixtures, etc.  And if there was any personal property that was supposed to convey, make sure it is there and in good condition.  Ensure that any other things that were agreed to by all parties have been accomplished.

Buyers may choose to hire their home inspector to assist in this inspection if they feel it is warranted.  This may be particularly useful if there were repairs that were agreed to and the buyer does not feel capable of evaluating the effectiveness of the repairs.  Normally, however, this inspection is just a visual confirmation that everything is in acceptable condition and ready for possession by the new homeowner.

If problems are found during the inspection, there needs to be timely and effective communication with the sellers and resolution sought prior to moving forward. 

There are two paragraphs in the Arizona Association of REALTORS^® Residential Resale Real Estate Purchase Contract that deal with this subject:

6m.  Walkthrough(s):  Seller grants Buyer and Buyer’s inspector(s) reasonable access to conduct walkthrough(s) of the Premises for the purpose of satisfying Buyer that any corrections or repairs agreed to by the Seller have been completed, warranted items are in working condition and that the Premises is in substantially the same condition as of the date of Contract acceptance.  If Buyer does not conduct such walkthrough(s), Buyer releases Seller and Broker(s) from liability for any defects that could have been discovered.

6n:  Seller’s Responsibility Regarding Inspections and Walkthrough(s):  Seller shall make the Premises available for all inspections and walkthrough(s) upon reasonable notice by Buyer.  Seller shall, at Seller’s expense, have all utilities on, including any propane, until COE to enable Buyer to conduct these inspections and walkthrough(s).

Once papers are signed and recordation of documents seals the close of escrow – it will probably be too late to get the seller to do anything further.

DISCLAIMER

John P. Hale is owner and Designated Broker of Touchstone Residential Realty, Inc., 2485 West Tom Watson Drive, Tucson, Arizona 85745.  He has been a residential real estate agent in the greater Tucson Metropolitan area since 2000.  In addition to being licensed as a Broker rather than a salesperson, John holds the following designations awarded by the National Association of REALTORS^®:  ABR – Accredited Buyer Representative, ASR – Accredited Seller Representative, CRS – Certified Residential Specialist, and GRI – Graduate Realtor Institute.  And, John is among the very few that have been named, MRE – Master of Real Estate by the Arizona Association of Real Estate.

Please note that this article was written by him to reflect the author’s opinion of good practice at the time of its’ writing for the general benefit of those considering sale or purchase of residential real estate, it is not intended as definitive legal advice and you should not act upon it as such without seeking independent legal counsel.  Frequent changes in the law and standards of practice may cause this information to become outdated and no longer applicable or even incorrect.