How to Verify Agreed-Upon Repairs Were Made
The repairs your seller promised during inspection negotiations need to be verified before you hand over funds. The final walk-through is your last leverage point—after closing, unresolved repair issues become your problem. Spend 90 minutes confirming every line item, collecting receipts, and testing the work before you sign.
Quick Summary
Time Required
60–90 minutes
Difficulty
Moderate — attention to detail
Cost
Free / $150–$300 re-inspection
Review the Purchase Agreement and Repair Addendum
Before the final walk-through, build a paper checklist from the signed agreement. This becomes your verification scorecard.
Print every repair-related document
Pull the purchase agreement, inspection response, repair addendum, and the original home inspection report. Highlight each negotiated repair and note the scope, who was supposed to do the work, and any deadline.
Build a walk-through checklist
Write every repair on a single sheet with check-boxes: verified, receipt received, tested, and notes. Cluttered minds miss items—one clear list keeps you honest during a fast-moving walk-through.
Inspect Each Repair in Person
Bring a flashlight, outlet tester, phone camera, and the original inspection photos. You are comparing the fixed state to the reported problem.
- Plumbing repairs: Run water at the fixture, check under sinks with a flashlight, look for fresh pipe dope, new supply lines, or replaced shutoffs. A stained cabinet floor that is dry today may still have an active slow leak.
- Electrical repairs: Use a $10 outlet tester to verify polarity and ground. Confirm GFCI outlets trip and reset. Open the panel cover briefly to check for new labels or replaced breakers if the seller agreed to panel work.
- HVAC work: Cycle both heat and cool. Listen for abnormal sounds, feel airflow at multiple registers, and confirm the system reaches set temperature within a reasonable time.
- Roof and exterior: Walk the perimeter with the inspection photos pulled up. Look for new shingles, fresh caulk, replaced flashing, and repainted trim matching the repair list.
Collect Receipts, Warranties, and Contractor Info
Paper matters. Warranties on parts and labor transfer to you, but only if you have documentation.
Request paid invoices with scope details
An invoice should list parts, labor, and a clear description of the work. Vague receipts like "plumbing repair $450" do not protect you if the problem recurs.
Verify contractor licenses
Look up every trade contractor on your state license board. Unlicensed work on electrical, plumbing, HVAC, or structural items can void your homeowner's insurance and future resale value.
Ask for permits where required
Panel upgrades, water heater replacements, roof jobs, and HVAC installs often require permits. Un-permitted work can become your problem at resale and may not be covered by insurance.
Address Issues Before Closing
If something is incomplete or poorly done, raise it immediately through your agent—before funds transfer.
- Delay closing: The simplest option when a major repair is incomplete. A 3–7 day delay preserves all your leverage and costs the seller more than it costs you.
- Negotiate a credit at closing: Take cash at settlement and hire your own contractor. Ideal when you don't trust the seller's workmanship or want to choose your own pro.
- Escrow holdback: Typically 1.5x the repair estimate is held by the title company and released to the seller only after the work passes a re-inspection. Use for items that truly cannot be completed before closing.
- Never close on verbal promises: "We'll take care of it after closing" has virtually no legal weight once funds transfer. Get every commitment in writing before signing.
Pro Tips
- •Schedule the walk-through 24–48 hours before closing: Earlier walk-throughs give you time to negotiate without delaying closing. Day-of walk-throughs leave you with one bad choice: close anyway or blow up the deal.
- •Bring the original inspection report: Compare before-and-after photos side by side. Memory fades in the weeks between inspection and closing.
- •Test every appliance one more time: Run the dishwasher, oven, and laundry. Appliances that worked during inspection can develop issues after sitting unused.
- •Save all receipts in your new home binder: Warranties transfer to you and may pay for repeat repairs in the first year.
Frequently Asked Questions
What if a repair was not completed by the final walk-through?
Do not close on schedule if a material repair is incomplete. Your options are to delay closing until the work is finished, negotiate a credit at closing so you can hire your own contractor, or arrange an escrow holdback (typically 1.5x the repair cost) that is released to the seller only after verification. Raise the issue immediately through your agent so it is documented in writing before funds transfer.
Do I need licensed contractors to perform seller repairs?
Most purchase agreements require licensed and insured contractors for trade-specific work such as electrical, plumbing, HVAC, and structural repairs. If the seller used an unlicensed handyman, you can often reject the work and demand it be redone, or take a credit to have it redone properly. Always verify license numbers through your state contractor board before accepting repairs.
Should I hire my inspector to re-verify the repairs?
For repairs over $2,000 or any life-safety work (electrical panel, gas lines, structural, roof), yes. A re-inspection typically costs $150–$300 and your inspector will evaluate whether the work meets code and addresses the original concern. For small cosmetic or minor plumbing items, your own inspection during the walk-through is usually sufficient.
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