Inspect What You Expect

 Realtor Robert was looking forward to his upcoming closing. The loan was approved, the title company was on schedule and he confidently left town on a planned business trip.  On the day of closing, however, the buyer was too rushed to do a final inspection so Robert called Sally, the Seller’s agent who told Robert she would run over to the property to take a look to be sure the Seller had moved out completely and left the home in good condition.  Sally reported that everything was in order. The property closed. 

Two weeks later the Buyer contacted Robert and told him the video he took showed that the Seller had replaced the microwave and the range with completely different appliances. The switch was not disclosed to the Buyers in the Sellers Disclosure. And nothing in the MLS or the contract indicated the Sellers were switching the appliances.  

If the Buyer had gone to the walk through and compared the video to the appliances, he would have been able to say something to Realtor Robert prior to closing and perhaps a credit could have been worked out at that time. After closing, what recourse does the Buyer have?  In this situation, since the Buyer did not do a walk through and closed on the property, he accepted the property as it stood. The only thing Robert could do was report his Buyer’s disappointment to Sally. 

As much as we try to provide an awesome home buying or selling experience for our customers, there are unexpected and unanticipated issues that occur. For that reason, ‘Inspect What You Expect’. Although in this situation it would be unlikely that a representative for Realtor Robert who was out of town would have noticed a difference in the appliances, the Buyer may have noticed and been able to react prior to closing. Sally, the Seller’s Agent should have questioned her Seller at the listing presentation as to whether they intended to switch out any appliances as it affects the listing price of the home as well as the offer.  Always do an inspection. Always do a final walk through.

 Written By: Kathy Zorn

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