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Dear Dave,

My wife and I recently sold our home. Prior to the closing a final walk-through was scheduled so that the people buying our home could take a look at it right before closing. We had not planned on their visit, and no one told us this would happen until that morning. We were in the middle of packing and moving and it was very uncomfortable for us. They were there for over an hour!

We would like to know if this is a usual occurrence and if so, what do you recommend for timing?

Thank you,
Janice, Fruita, CO

This is a very common occurrence. In the Colorado Contract to Buy and Sell Real Estate section 19.4 specifically spells out the right of the buyer to a “Walk-Through and Verification of Condition”. This is intended to allow the buyer to verify the condition of the property, prior to closing, and make sure the property and its inclusions comply with the contract. Our team does a walk-through prior to closing on every transaction when working with the buyer and this is to allow everyone to verify that the condition is the same as it was at the time the contract was written and accepted. It is far better to find that the fridge is missing prior to close than after close. Finding problems after closing then becomes the problem of the new owner. If a fridge was supposed to stay with the house and it was moved to Texas, and we discover that after closing somebody is buying a new fridge and deciding who that will be may not be easy. I have bought a few too many fridges, washers, dryers etc in my tenure. I will not make that mistake again.

Unfortunately, what you were the victim of was poor agent planning and communication. Your agent should have filled you in in advance and let you know that a walk-through verification was standard fare and sometimes they can take an hour or so. The buyers are not trying to be troublesome; they are just excited about their new home and probably can’t wait to make it their own. I totally understand that when you are in the closing stages of moving an hour can be quite inconvenient and seem like a lifetime, especially if you were not planning on it.  I am sorry it was uncomfortable; however, it is every buyer’s contractual right, and your agent should have provided you with some notice so you could plan for it.  Next time you will be prepared and expect their visit and it will not be uncomfortable and you will probably find getting to know them enjoyable!  Congratulations on the sale of your home and best of luck in your new one 🙂

Dave Kimbrough
The Kimbrough Team



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