Home Buying in 80026>Question Details

now_a_buyer, Home Buyer in Westminster, CO

When is it best to have the walkthrough?

Asked by now_a_buyer, Westminster, CO Wed Jun 20, 2012

We have passed all the milestones on the purchase of a house and are set to close soon. The sellers are moving out the day prior to the closing. When is the best time to do the walkthrough? We’re concerned that if we do it the morning of the closing, then there’s not much to protect us if the walkthrough should reveal problems. If we delay the closing in the event of any problems, then we’d incur expenses such as additional hotel fees, additional moving and storage fees, plus the disruption to everyone involved. If we have the walkthrough on the day that they are moving, or prior to that, then it’s disruptive to the sellers and harder for us to “see” any problems. The sellers have been a little difficult to deal with throughout the process, so it’s hard to trust them to do the right thing. What would you recommend? How can we protect ourselves if we have the walkthrough on the morning of the closing?

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I like to see the walkthrough scheduled just before closing, partly because damage to the property can occur at any time. There also is the possibility that the sellers may not be out of the home a day early (or earlier) even if they have planned to be out. Moving is a big task and delays often happen.

The closing process is often hectic. There can be issues right up to the delivery of the deed. The lender may suddenly need more information before releasing the mortgage money, the seller may have trouble getting the last few boxes on the truck, you may find a problem (big or small) during the walkthrough. It always is a tense time. Though no one can guarantee against delays, this is a good time to trust your agent, the seller's agent and the closing company to do their best to get all wrinkles ironed out.

Kind regards,
Ron Rovtar
Prudential Real Estate of the Rockies
1 vote Thank Flag Link Wed Jun 20, 2012
As soon as the seller move out. You are inspecting the house, not the seller’s furniture.

Jim Simms
NMLS # 6395
Financing Kentucky One Home at a Time
1 vote Thank Flag Link Wed Jun 20, 2012
I would definitely wait until the sellers are moved out. There are many times where as this is the same day of your closing. If for some reason you do see issues that are not satisfactory this can usually be handled before your closing by quick work on your agents part. Monies can be agreed upon between you and the seller and left in an escrow account (handled by the closing attorney) to be used to remedy your issues or you can have the agreed amount credited to your Settlement Statement. Speak with your agent and have a plan of action in place if this should arise.
0 votes Thank Flag Link Wed Jun 20, 2012
I am on board with Jim and Sean. The morning of closing day. Most problems and issues if any should be easily solved at the closing table. Good luck!
0 votes Thank Flag Link Wed Jun 20, 2012
I would do the walkthrough right before closing. If there are problems, then it can be solved at the closing table, like escrowing money to repair anything the Sellers have damaged.

As for protecting yourself when having the walkthrough on the morning of the closing, you threaten to not close and sue the Sellers for Specific Performance (for your actual damages, which would include the moving expenses and housing expenses) should you find major problems (or even minor ones) during the walkthrough.

I really wouldn't worry about too much, as in 12 years, I've only had to escrow money 2 times, and have never had a closing not occur because of damage to the home before the final walkthrough.

Best of luck, and congrats on your impending closing!
0 votes Thank Flag Link Wed Jun 20, 2012
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