The Initial Walk through is generally scheduled a couple weeks out from the home’s completion.  The purpose of the inspection is to give you the right to request repairs.  The seller may or may not make the repairs properly.

Remember: You do not have a right to cancel the contract. If items are missing such as a ceiling fan, appliances, or you are unhappy with the workmanship; you may want your agent to write a letter or to intervene on your behalf with the builder.

Be sure and carry a notepad and pen with you to the introduction walk.  Make notes about all areas of the home which are of concern to you.  If you have used an inspector, carry their report with you and address all issues during the walk-thru.  If you are concerned about the way the construction has been going, then you might want to schedule the initial walk thru two weeks in advance.  That way the builder will have plenty of time to make the repairs.

Builders generally use the following rules in regard to the walk-thru:

• If you plan to utilize the services of an independent inspector, your inspector should have completed his walk-through of the home and shared his report with the construction manager one week prior to your introduction walk.  This ensures that if there are any questions, they can be addressed during this session and that if there are any issues there is ample time for them to be addressed.  This is an important point as it will help the seller to ensure there is no delay in your closing date. 

• Appointment for the introductory walk-through should be done at a time which is convenient for the buyer.  Just realize that construction workers are like bankers and their hours are 8 to 5.  So the latest you can schedule an inspection is 3:00pm.  And most likely the builder will not do inspections on Saturdays and Sundays.  Please understand that if you are late, your session will still end at the scheduled hour. 

• If more than one buyer is listed on the contract, both buyers will need to be present at the Initial Walk Through.  The builder cannot set up one Initial Walk Through for each co-buyer.  This ensures that there are no miscommunications between the parties involved regarding the status of the home.  This also helps personnel operate more efficiently and in turn helps them to finish your home in a timely fashion.

• If you are a parent, make arrangements for the supervision of your children while you attend this session.  You need to be focusing your entire attention on the job at hand.  This also ensures you will have the representative’s full attention should you have any questions or concerns.

• The purpose of the Initial Walk Through is informational, as the builder will have important information to impart regarding the care and maintenance of your new home.  However, the buyer and their agent should be noting all cosmetic imperfections.  They should be recorded during this session, so that the builder will have ample time to ensure any necessary corrections are implemented.  The home should not proceed to closing if items requiring correction are outstanding.  Basically you have lost a lot of your leverage once the home has closed.  The buyer may find that all of their new found friends have deserted them with the exception of their agent.  Additional items requiring corrective measures found between the introduction walk and the closing date, may necessitate a delay of closing.   

• When you notice a cosmetic flaw in the paint or sheetrock texture, please do not mark or write on the walls as it causes damage to the sheetrock. The Builder should have given you a roll of colored tape to tear off and mark these areas.  Your Quality Assurance Representative, and your agent will also be happy to make the appropriate notation to ensure that any such item is corrected.  There are tricks your agent will tell you about, such as standing at a corner and looking down the wall.  Also it helps to do one wall at a time.  You will become an expert quickly.  If you have poor eye-sight, then you may want to bring a relative or friend know for their eagle eyes.

• The home will be viewed using either natural light sources such as windows or the light from fixtures in the home during the inspection.  The use of flashlights or other spotlights is saved for the attic area.  In addition, the yard and fence should be gone over.  If the grass looks dead in an area replace it, if the fence picket is too knotty, then replace it.  Go over the driveway and sidewalks, landscaping, roof etc.  When inspecting the roof use a camera with a zoom lens or binoculars. 

This is a fun and exciting period for you.  If you bought the home for a song, then you may want to allow the builder a little leeway with the repairs.  If you paid top dollar then you may want to hold their feet to the fire.  An experienced agent can usually solve any problem quickly with a call to the right person.  I have had builders re-pour the complete driveway, rebuild a complete wall, complete punch lists over 7 pages, and replace all appliances.  Everything is possible because everyone wants the deal to close so they can be paid.   The lender and your agent should keep you advised on any delay which could cause your interest rate to expire.

Please feel free to call me at 713-240-2949 or email me with your questions and concerns.  

Bill