Before heading to the notary to finalize the purchase of your new home, it's crucial to conduct a final inspection with the seller and real estate agent. This step ensures that the property is delivered in the agreed-upon condition. For example, if the oven suddenly stops working or a piece of furniture you didn’t want is left behind, this is the time to address such issues.

Why is a Final Inspection Necessary?

There is usually a gap of several months between signing the purchase agreement and the closing date with the notary. During this period, the seller is responsible for delivering the house and any items agreed to be included in the sale in the condition they were during the viewing. If something breaks in the meantime, the seller must repair it before the transfer.

Carefully inspect everything to ensure it is in working order. If you skip this step and discover issues later, the seller might claim these problems arose after the handover, potentially leaving you to cover the costs yourself.

Hidden Defects: How to Prevent and Address Them

Some defects may only become apparent once you start living in your new home. How can you prevent hidden defects after the final inspection, and who is liable for any issues that arise?

Who Should Attend the Final Inspection?

It is essential for you to be present during the inspection. If any defects are found, you can negotiate with the seller before heading to the notary. The seller and their real estate agent will also be present. If you have a buying agent, they should accompany you to the inspection as well.

What Happens During the Final Inspection?

During the final inspection, you and the seller, along with the real estate agent, will go through the entire property. Key points to check include:

• Are all rooms and storage areas empty?

• Are the agreed-upon movable items left behind, such as cabinets, window coverings, and lighting fixtures?

• Is there hot water, do the toilets flush properly, and is the electric sunshade functioning? In short, make sure all installations and kitchen appliances are in working order.

• Record the meter readings. These are required by your energy provider for your contract. While smart meters are often read remotely, it is wise to note the readings just in case.

• Ensure all manuals and warranties for appliances are present. If not, request them from the seller or ask for a copy of the purchase receipt. Manuals are often available online.

• Ask the seller about any additional details you should know. For instance, how does the thermostat work, or does the outdoor faucet need to be drained in winter?

How Long Does an Inspection Take?

The selling agent usually schedules the final inspection right before the notary appointment. Generally, 30 minutes is sufficient, but this can depend on the size of the property—a two-bedroom apartment will take less time to inspect than a large villa.

What If a Problem is Discovered During the Final Inspection?

If you find, for example, that the heating system is broken, you can make agreements with the seller during the inspection, such as:

• The seller will repair the issue within a week.

• The seller will provide compensation, allowing you to handle the repair yourself.

• The notary holds back a portion of the purchase price until the seller resolves the problem, after which the reserved amount is released.

If you have a buying agent, they can advise you on the best course of action. Meanwhile, you can move into the house.

In extreme cases, you might choose to delay the transfer. The seller would then need to fix the problem first. Be sure to get advice from your buying agent and the notary before deciding to postpone, and consult with your mortgage provider as well. Your mortgage offer could expire if the transfer is delayed. Fortunately, such situations are rare, and most inspections proceed without problems.

Don't Forget the Home Insurance

Once the final inspection is complete, you will head to the notary with the seller to sign the deed of transfer. From that moment, you become the owner, and the property's risk transfers to you. Ensure you have a home insurance policy in place from the day of transfer. This policy will cover you in case of events like fire or water damage.

Read More: What Home Insurance Do You Need When Buying Your First House?

If you’re buying an apartment, the home insurance is often covered by the Homeowners Association (HOA). In that case, you don’t need to arrange for your own insurance.

Frequently Asked Questions

How does the real estate agent contribute to the final inspection?

The selling agent schedules the appointment and oversees the inspection. They prepare a document, signed by both the buyer and the seller, which includes the meter readings and confirms that everything has been delivered as agreed. The agent also records any additional agreements, such as those concerning repairs. In the event of a defect, the agent will advise on the best solution, while the buying agent will represent the buyer's interests.

By ensuring a thorough final inspection, you can prevent future disputes and enjoy peace of mind as you move into your new home.