Congratulations, your closing date, time & location has been scheduled
There are very few days in a real estate transaction as exciting as closing day. Just prior (24-2 hours) before your scheduled closing, The Angie Flack Brown Team will make arrangements for your final walk-through. This step is critically important and should be taken seriously. It will be your last and only chance to insure that all of the mechanical systems are working properly and that the overall condition of the home and any attachments are as you expect and/or as the executed purchase contract stipulates.
If there were contractual repairs requested or if any personal property conveyed with the sale, the final walk-through is an opportunity to make sure that all issues that the seller(s) agreed to address were completed. The final walk-through is the time to:
- Inspect the home for any damage that may have occurred as the seller’s moved
- Insure that the home is in “broom clean” condition
- Make sure the seller(s) didn’t leave behind any unwanted personal property or excessive debris
- Make sure everything included in the sale is working properly
- Affirm that all contractual repairs have been completed to your satisfaction
This is our last chance as your real estate agents to advocate for you and to address any issues. We always want to achieve the most positive experience and outcome on your behalf. Once the closing documents are signed and you are handed the keys, it is too late to bring any problems forward, let alone affect any remedies to those problems. For that reason, it is important that the final walk-through process be thorough and that any and all deficiencies are documented. This final walk-through checklist will look at all common and potential issues and make sense of the process in detail.
Remember, all real property is unique as are all real estate contracts. There is no one size fits all final walk-through checklist. Meaning, all things are relative to the baseline condition as described and observed plus any and all agreed upon terms, conditions and addenda of the home you purchased. For example, if the executed purchase contract stipulates that all appliances will be in working order then they should be working. However, if you understood and agreed that appliances were in as is condition and no inspection was performed or repairs requested then they may or may not work. We will explain everything and guide you through the process one step at a time. This includes instances involving seller(s) post possession which can complicate the walk-through process.
How long does a final walk-through take?
Remember, a final walk-through is not a home inspection and it is not the time to measure for furniture and drapes. It should be relatively quick and efficient. We usually set aside about 30 minutes for an average sized house. Naturally, larger homes and unique situations will take longer.
Who comes to the final walk-through?
It should be just the buyers and your AFB selling agent. Bring your checklist and questions. Your agent will have access to your contract details and be able to explain everything and help you manage your expectations. Remember, no home is perfect. We will need to be pragmatic and simultaneously finicky. This process is all about protecting you and your interests while not overreacting. Every situation is different and nuanced and we are really good at making sense of it all. It is important that you check each of the items with your own eyes and hands so there is no doubt that everything is satisfactory.
What happens if there are serious issues?
Usually there are very few minor issues and you would just let them slide without mention. A few examples might be: a loose door knob, a missing light bulb or two or something inconsequently left behind by mistake. Remember: everyone is different and has different tolerances for minor defects and levels of cleanliness. We will use common sense in these situations and discuss the pros and cons of bringing these concerns to the seller(s). If we do decide to bring the issues to light with the seller(s), the level of severity and the seller’s response would dictate next steps.
For a minor issue, we would ask the seller to fix it before the closing or ask for a small credit at closing.
We could delay the closing so the seller has time to fix the problem. We would then perform a second quick final walk-through to verify.
We could ask to withhold a reasonable amount of money from the seller’s proceeds and to pay for the repairs after the closing. You would be taking on the responsibility for completing the repairs. We will discuss the perimeters of this option if it arises.
In extreme circumstances where there’s major damage to the home or an expensive fix that the seller refused to repair, you may have to either walk away from the sale or take legal action.
About Angie
Boasting over two decades of expertise, Angie Flack Brown stands at the helm of an exceptional, elite, and refined team of real estate agents and consultants who redefine service standards in the residential home market. Aligned with the Keller Williams Realty family, The Angie Flack Brown Team commands a robust arsenal of systems, cutting-edge technologies, and an extensive network of associates, ensuring unparalleled support in your journey to sell or discover and purchase your next home.
Trust us to navigate the intricate process of purchasing a new home with care and expertise.
Contact us today if you are thinking about buying a new home or have questions about the process.
(585) 455-5866 | [email protected] | angieflackbrown.kw.com
