Several weeks or even months can pass between the day you put an offer on a house and the day you close escrow and take possession of it. In between, a lot can happen that can affect the condition of the property, such as a leaky roof, a dripping faucet or stains on the carpet.
The AAR Residential Resale Real Estate Purchase Contract states, “Seller warrants and shall maintain and repair the Premises so that at the earlier of possession or COE: (i) all heating, cooling, mechanical, plumbing and electrical systems (including swimming pool and/or spa, motors, filter systems, cleaning systems and heaters, if any), free-standing range/oven, and built-in appliances will be in working condition.”
It is imperative that you and your REALTOR® do a final walkthrough prior to closing to assess the condition of the property to ensure that it is in relatively the same condition as the day you signed the contract. As you walk through the home with your agent, use a checklist as a guide to help you make sure everything is working properly, and note any questions you might have. Below are just a few items in a typical checklist.
Plumbing—Flush all toilets, and check for leaks. Do they keep running after they flush? Run the sink and shower faucets, and check for proper drainage. Also run the water long enough to ensure the water heater is functioning.
Electrical—Make sure the utilities are on, especially if the home has been vacant for a long time. Operate all of the lights, switches and ceiling fans. Verify that the oven, microwave and dishwasher all turn on and function properly.
Heating and Air Conditioning—Use the thermostat to operate the heating and cooling systems, and check all of the registers.
Outside—Walk around the property, and verify that all of the landscaping is in similar condition as the day you wrote the contract. Also look for broken windows or damaged stucco. If there is a pool, check the motor and other related equipment for leaks.
General—Open and close all windows and doors to verify that they operate properly. Look for stains on the ceilings, as this might indicate a leaking roof.
The final walkthrough also is the time to verify that any repairs the seller agreed to do as part of your inspection period were completed. As per the AAR Residential Resale Real Estate Purchase Contract, “If Seller agrees in writing to correct item disapproved, Seller shall correct the items, complete any repairs in a workmanlike manner and deliver any paid receipts evidencing the corrections and repairs to Buyer three (3) days prior to COE Date.” If you hired a home inspector, he will typically do a re-inspection for a small fee. Depending on the agreed upon repairs, this may be wise to take advantage of this option.
Verifying the condition of probably one of the largest investments you will ever make, prior to signing those final closing documents, is one of the most important actions you will take in the entire home buying process.
John Karadsheh is a licensed REALTOR® with Coldwell Banker, Trails and Paths Premier Properties. He also is an Associate Broker, Accredited Buyers Representative, a Certified Residential Specialist, and was voted in the Top 10 Residential Real Estate Agents in Arizona for 2012 and 2013 by Ranking Arizona, the Best of Arizona Business. You can contact John with any of your real estate questions. Call him at (602) 615-0843, or go to his Web site at
www.BuyAndSellAZ.com.