Moving, Parties, and Property Inspections

Selling a home and leaving is a stressful event. To help relieve that stress, sellers and buyers typically have "moving parties," "last parties," "first parties," or "housewarming parties." Or they move hurriedly so they don't have to take too much time off from work or use up vacation days or sick leave. Given this process we have learned that it is very possible for damage to occur to the property after the inspection has occurred and prior to occupancy of the new owners. The actual days of moving, in my opinion, are when most post-inspection damage occurs, and usually it is by the guests (or movers) helping the owner (seller or buyer) move, so the owner may not even know anything about the damage that has occurred. In both these instances, sellers like to say, "Your home inspector must not have seen that." Buyers like to say, "Our home inspector missed that." Homeowners rarely damage something during escrow and file a claim against their homeowner's insurance policy because, hey, they think it's not even their home anymore. They think you own it. Why should they fix something that belongs to you? Most sellers actually do not understand (or do not care) that they still own the home during the escrow period and should continue to take care of it.

Here's what we know, though: Windows and window screens, and doors and door screens, are easily damaged during the escrow period and during the move-out/move-in process. Lights, switches, outlets, etc., can be damaged or fail. Because of the location of water supply and drainage pipes in our sink cabinets, where we start cramming things immediately upon move-in, plumbing pipes are easily damaged during the escrow period and during the move-out/move-in process, possibly causing loose pipes and leaks. My personal favorite is a garbage disposal that mysteriously doesn't work when the buyers move in. A re-creation of events following the inspection and prior to occupancy of the new owner will most certainly reveal a situation where in the heat of the moment one hurriedly empties the refrigerator of its final food contents and then realizes that the last bit of trash has been taken out. In an attempt to hurry along the typical search for a suitable trash container is abandoned and a much simpler process is selected; tossing the food down the disposal in the kitchen sink. Unfortunately, certain things such as pumpkin seeds and the husks from corn on the cob are not suitable for food disposals such (yes I have seen this done) and will play havoc with the motor of the food disposal. Lights, wall switches, and outlets (electrical, telephone, and cable) get a lot of use during the escrow period, during the move-out/move-in process, and for those various parties, and thus are easily damaged. In other words, by the time the buyer is completely moved in, there could be anything that just isn't right or isn't the same as it was on the day of the inspection. That, of course, is the nature of real estate.

So how do you remedy all this post-inspection damage? There are a couple of ways. First, we believe the purpose of your final walk-through is not only to make sure that any requested items have been repaired, but also to make sure that additional damage, deterioration, and destruction beyond normal wear and tear has not occurred. We recommend a careful, slow, and thorough observation with your Realtor and your inspector at your final walk-through to ensure your satisfaction. Recognizing this, our Premium Inspection Service includes the re-inspection of seller repairs to make sure they were done and/or done properly, attendance with you at your final walk-through, and a 30-day personal follow up.

In closing, always attend a final walk through inspection and at a minimum request your real estate professional in attendance. When you have had your own moving parties, walk around your home and check for damage caused by your guests. You're very likely to find some; in many instances, your guests may not even know that they caused damage.