what to ask to fix when under contract

2 min read 02-02-2025

What to Ask to Fix Before Closing: Your Pre-Closing Inspection Checklist

Buying a home is exciting, but the process can be stressful. Once you're under contract, you're not quite done yet! A crucial step is the pre-closing inspection. This allows you to identify and address any issues before you finalize the purchase. This article outlines key questions and concerns to address during this critical period, ensuring a smooth transition into your new home.

Why a Pre-Closing Inspection is Crucial

After your initial home inspection and negotiations, you might think you're in the clear. However, things can change between inspection and closing. A pre-closing inspection helps catch any last-minute problems, preventing unpleasant surprises after you've signed on the dotted line. It protects your investment and gives you leverage to negotiate repairs before you take ownership.

What to Inspect: Key Areas & Questions

Your pre-closing inspection should be thorough. Focus on these key areas and ask these targeted questions:

1. Repairs Agreed Upon:

Question: "Have all the agreed-upon repairs from the initial inspection been completed to my satisfaction?"
Inspection: Carefully review each repair listed in your contract. Take photos of the completed work and compare them to before photos if possible. Don't hesitate to point out anything incomplete or unsatisfactory.

2. Appliances and Systems:

Question: "Can we test all appliances (oven, dishwasher, refrigerator, washer, dryer) to ensure they are functioning correctly?"
Inspection: Run each appliance through a full cycle. Check for leaks, unusual noises, or malfunctions. For HVAC systems, ensure heating and cooling are working efficiently. Test plumbing fixtures thoroughly.

3. Exterior Conditions:

Question: "Has the landscaping been addressed as agreed? Are there any new damages to the exterior, roof, or driveway?"
Inspection: Inspect the exterior for any new damage since the initial inspection. Look for signs of leaks, cracks, or structural issues. Verify landscaping improvements are complete.

4. Cleanliness:

Question: "Is the property cleaned to a reasonably habitable standard, as agreed?"
Inspection: While not typically a major repair item, ensure the property is reasonably clean and free of debris.

What if Issues Arise? Your Negotiation Power

If you discover new problems or incomplete repairs, don't panic. You still have some leverage:

Document Everything: Take photos and detailed notes of any issues.
Communicate Clearly: Inform your real estate agent and the seller's agent immediately.
Negotiate Repairs or Credits: Depending on the severity and the seller's willingness to cooperate, you might negotiate further repairs, a credit at closing, or even renegotiate the contract.

Working with Your Real Estate Agent

Your real estate agent is your advocate throughout this process. They can help navigate these negotiations and ensure your interests are protected. Don't hesitate to ask for their guidance and support.

Conclusion: A Smooth Closing Starts with a Thorough Inspection

A pre-closing inspection is a critical step in the home-buying process. By asking the right questions and thoroughly inspecting the property, you can identify and address potential problems before closing, preventing headaches and ensuring a smooth transition into your new home. Remember, a well-prepared pre-closing inspection safeguards your investment and reduces stress. Remember to consult with your real estate agent for guidance specific to your situation and local regulations.