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It's Just a Walk Through. Can We Please Pick Up The Pace?

By
Real Estate Agent with Aspen Lane Real Estate Colorful Colorado CRE# 40005863

It's Just a Walk Through. Can We Please Pick Up The Pace?

The Colorado Contract to Buy and Sell Real Estate allows for the buyers to have a pre-closing walk through of the subject property.  The intent of this function is to insure that any repairs needed on the property as a result of the inspection have been completed to the buyer's satisfaction and to make sure nothing has changed in the physical condition of the property.

How long should this take?  We always counsel our buyers that a walk through should take 15 to 20 minutes tops.

Lately, as the seller's agent, we are finding that this is not the norm.

packingJust imagine that you have struggled to get your home ready to sell and put it on the market and tolerate the endless showings with the two hour window.  Then you finally get a contract on your home and get through the inspection and appraisal phase.  Next comes the fun part of packing all of your worldly possessions.

Then just as you are ready to go to closing, the buyer's want to do a walk through at a time when your home looks it's absolute worse.

No problem.  You holster your tape gun and scooch the boxes over to make a walking path through the chaos.

Your chomping at the bit to get the last 6 boxes of hamburger helper packed and the buyers are poking through your home for over an hour.

This has happened so many times lately with our sellers.  Are the buyer's agents setting guidelines for their buyers and reminding them what the intent of the walk through is?  I have to wonder.

Believe me. I firmly stand behind the concept of the walk through.  I just wonder why some buyer's and their agents feel compelled to dilly dally in the home for such a long time.

 

Comments (48)

Christian Bastian
Douglas Elliman Real Estate - Sayville, NY
Christian Bastian - Douglas Elliman Real Estate

I have had walk throughs take longer than the original showing and inspection combined. It can be frustrating sometimes.

Jul 28, 2011 11:24 PM
Richard Weisser
Richard Weisser Realty - Newnan, GA
Richard Weisser Retired Real Estate Professional

I guess they can take a s long as they like. Remember, they are the seller's customer and should be treated with deference.

Jul 29, 2011 12:23 AM
Cheryl Ritchie
RE/MAX Leading Edge www.GoldenResults.com - Huntingtown, MD
Southern Maryland 301-980-7566
I suggest a re inspection by a home inspector to evaluate repairs and then a quick walk thru. This separates the issues and makes timing realistic.
Jul 29, 2011 12:34 AM
Surprise Arizona Realtor Jim Braun Sun City Grand Active Adult Communities
Coldwell Banker Residential Brokerage Jim Braun Sun City Grand Az - Surprise, AZ
Surprise AZ real estate Phoenix West Valley

For the most part I try to do walk thru's after seller has moved out. This way nobody is inconvenienced and the buyer can make sure all is right in the home. Boxes furniture etc. can cover up holes in walls etc. In most cases this is done the night before or morning of closing.

Jul 29, 2011 12:55 AM
Will Hamm
Hamm Homes - Aurora, CO
"Where There's a Will, There's a Way!"

Belinda,  Nice feature.  Lots of great comments.  Some agents just do not discuss the purpose of a walk thru prior to close.

Jul 29, 2011 01:09 AM
Anonymous
Carol Barron-Cross

So far, I have only had about one explosion to happen on closing day. The seller was trying to get out of the home and the buyer was furious because he grass had not been cut. Everything was calm at closing after a little cool aid.

Jul 29, 2011 01:11 AM
#34
Joan Cox
House to Home, Inc. - Denver Real Estate - 720-231-6373 - Denver, CO
Denver Real Estate - Selling One Home at a Time

Belinda, it is amazing with they piddle through a walk through, and the sellers are busy finalizing their packing!   

Jul 29, 2011 01:25 AM
Christa Ross
RE/MAX Select Realty - REALTOR and Green Homes Specialist - Pittsburgh, PA
Helping you buy and sell Pittsburgh's Best Homes

I prefer the walk-through right before closing, that way you can see the home with everything out of it and if the seller isn't out then we can address that before we close.

Jul 29, 2011 01:28 AM
Michael Setunsky
Woodbridge, VA
Your Commercial Real Estate Link to Northern VA

Belinda, the walk-throughs are usually done here on the morning of the closing when the sellers have already moved everything out of the house and are gone. Makes it a lot easier and less stressful.

Jul 29, 2011 01:30 AM
Ellie Shorb
Compass Real Estate - Chevy Chase, MD
Realtor DC, MD & VA Luxury Home Expert

I agree with some of the agents above that if the walk through can be done the morning of closing - that is best and should eliminate the issues with boxes in the way (as likely by this time they are on the moving truck, no?) If not, I have allowed it the evening before. These times (if scheduled ahead) should not inconvenience the seller and is essential for the buyer to have that piece of mind that everything on the punch list was fixed and that the roof has not caved in!

Jul 29, 2011 01:51 AM
Belinda Spillman
Aspen Lane Real Estate Colorful Colorado - Aurora, CO
Colorado Living!

Thanks for all the great comments.  We took our buyers yesterday for their final walk through.  They are a young couple buying their first home.  They were in and out in 20 minutes and they even measured for blinds.

Jul 29, 2011 01:57 AM
Jim Shaw
Premiere Plus Realty Co. - Naples, FL
Real Estate Sales Associate, Naples Luxury Real Estate

My Buyers' act like they are in a Starbucks!  They don't want to leave.

They walk around in a daze and wonder aloud where the best location would be for Aunt Sofie's end table?

One of my Buyer's has a thing for blinds.  He always asks me how the blinds work.

How do the blinds work?

Let's see, since I was a wee lad many years ago they still work pretty much the same!

Not complaining, you understand, because I've been lucky enough to have some walk-troughs this year!

Jul 29, 2011 03:36 AM
Daniel Rogers
Final Analysis Home Inspections - Virginia Beach, VA
Virginia Beach Home Inspector

15 Minutes? At least an hour sounds more reasonable. especially if they are evaluating repairs. It can take 15 inutes just to go through the repair reciepts. Maybe if th sellers had vacated like they are supposed to then your buyers wouln't have to navigate around packing boxes.  I agree you have to keep your buyers focused and productive but you should not rush them. Most agents in  my market give the buyers the time they need to feel comfortable and it's really not an issue here. I think you are being unreasonable. If you are that busy you might consider an assitant.

Jul 29, 2011 04:19 AM
John Davison
Coldwell Banker - Cary, NC
Raleigh-Cary-Triangle NC

I haven't experienced a problem with this yet, knock on wood.  It should only be a 15-20 minute adventure, not a three hour tour with Gilligan and the Skipper.

Jul 29, 2011 04:33 AM
Mike Schneider
10 YRS with Active Rain ! - Lake in the Hills, IL
ABR, CDPE, SFR

we prefer the property to be vacated for the walk thru...we will do a walk thru at times as close to an hour prior to close...but i believe its extremely important option the buyer should always exercise. For ex..when we re at inspection, I always take photos of appliances...fixures, etc remaining with property...thru my years in real estate, there have been times...its just not the same....appliances were similiar but not the same...or a fixture was replced without notification...i agree with earlier post...if seller hasnt vacated yet...it could be a red flag. shouldnt be any surprises at closing !    thanks for sharing interesting post........mike (in Chicago)

Jul 29, 2011 04:59 AM
Irene Kennedy Realtor® in Northwestern NJ
Weichert - Lopatcong, NJ

Belinda,

I take my buyers to do the walk through after the house is empty.  That way any damage from moving would be visible.  And I always figure on at least 1 hour!

Jul 29, 2011 05:52 AM
Brad Rachielles
CENTURY 21 Peak, Ca BRE# 01489453 - Upland, CA
REALTOR, CDPE, Upland, CA

My clients attent the home inspection and are walked through the problem areas by the inspector. Arriving prior to the inspector completing the investigation gives the buyer time for measuring the rooms if agreeable to the sellers. Think it would be more difficult to find that a repair was NOT completed and getting that done by closing if walk through done the last day. So many properties here are vacant at listing. Guess it depends on the circumstances.

Jul 29, 2011 06:51 AM
Susan Neal
RE/MAX Gold, Fair Oaks - Fair Oaks, CA
Fair Oaks CA & Sacramento Area Real Estate Broker

When I am representing the buyer, I want to make sure they get all the time they need to make sure that the property is in the shape agreed-upon, but in most situations, there is no reason to take over an hour.  By that time they have normally seen the house at least a couple of times, inside and out, and if something is wrong it should be pretty easy to spot. 

Occasionally there will be a changed-out chandelier or construction grade bathroom fixtures suddenly replace the designer bronze ones that were in place when the contract was signed.  But those things are quickly noted and easily remedied.  Damaged walls, etc can be dealt with and are also pretty obvious.  The most common issue is checking to see if requested repairs have been completed.

Jul 29, 2011 01:48 PM
Susanne Brown
RE/MAX Realty 9 - Howell, NJ
I work hard to make real estate dreams come true!

Whenever possible, I have my buyers make the walk thru after the seller has totally vacated the property.  It's not always possible but I have them wait til the last possible moment so that there are no surprises after the closing.

When I am on the seller's side, I also recommend that the walk thru is done after the house is empty.

Afterall, you cannot see the stains on the rug if the furniture is still in the room!

Jul 29, 2011 03:58 PM
Sarasota & Manatee Counties FL
SaraMana Properties - QuickFreeMLS.com - Bradenton, FL
QuickFreeMLS.com - Listings In Paradise

I've not had the problem with overly long walk-thrus, but I could see how it would be frustrating.

Jul 29, 2011 07:08 PM