March 4th, 2014 10:30 AM by Dan Howard
you are unsure if the conditions of the home have changed do not be afraid to
ask. That is the purpose of the “Pre-Closing Walk Through.” Most sellers are
careful and honorable, but a few are not.
Be wary if repairs are not
professionally done by a reputable company.
Over the years, we have found new defects caused by improper repairs.
One common example is gas leaks. . Repairing one pipe can loosen the next
If the seller calls
their previously hired contractor asking about defects, there are contractors
that would argue that there is nothing wrong to avoid embarrassment or to
pacify a seller that demands repairs at no cost.
Question work orders or
contractor slips that say
"inspected" rather than "repaired" or "repair not done because not unnecessary."
Another common trick is that they checked an item and "did not see any
problem". We have seen many cases where they must not have opened their
eyes to see the defect.
Make sure that the
repair person states that the item is properly operating and compliant with
manufacturer directions and code requirements. Have potentially unsafe or
potentially expensive repairs checked by another professional if you are
concerned that repairs are not properly completed.
Final Words of Advice
Call and ask your home
inspector to ask any questions you have about repairs.
Ask if there have been
any changes to the questions on the disclosure. Obtain assurances in writing
The faintest of ink is stronger than the strongest of words.
about contractors that have completed previous work in the home. Sometimes this
will help you to find the best person future jobs. Other times it will tell you
the company to never let set foot in that home again
Consider how important
a problem discovered at the walk through really is. If it is a minor item, it may be an
irritation, but not worth the stress of conflict or risking the sale. You are
not buying the sellers or their integrity, You are buying their house and some
battles are not worth the fight.
Do not despair even if
there is a major problem. There are not many problems that money can't fix.
Last minute repairs, escrow of money of hold back agreements are some of the
tools available. Your Realtor, closing
officer and mortgage professional are a team that can help get things back on
For a downloadable list to
take to the "Pre Closing Walk Through" or for additional information
about go to: www.envirospect.info/PreClosingWalkThrough