Closing vs Final walk through vs certificate of occupancy....HELP!

8 years ago

Background: finishing up a new build - builder told me scheduled completion date is april 1 and that is the day they plan to "close/sign off and do the final walk through." builder said "that day, we'd go through each room, talk about it, mark it if i see something they didn't catch and that same or next day, they'll bring back the painter or whomever to do all the little touch ups."

I am a bit confused after reading many posts and was hoping to clarify some things.

I would appreciate any explanations and advice/opinions to the following questions:

1. what is the difference between closing vs final walk through? (fyi - we have a construction loan with a bank and "closed" last year; they said there was only one closing and we would not close a 2nd time when the house was done. our loan automatically converts to a traditional mortgage after the house is completed).

2. When do you make the punch list? Before the "final walk through" with the builder or that same day? I am concerned because the builder informed me yesterday the carpenter installed all the door handles, including the front door (which has a different lock/key than the temporary one (which I had copied) - so I used to have access to the house to visit anytime I wanted; but now, I can't get into the house. I asked the builder what if I want to come and look around - builder said to call and let them know & we'd schedule a meeting.....this makes me very nervous as I may want to prepare a punch list without her and not feel "pressured." I am also concerned b/c prior walk throughs felt like a tornado and builder tends to push things along in a hurry. Can I ask to make a copy of the current lock/key so I can go as often as I'd like?

3. I feel strongly and plan on hiring a 3rd party/independent inspector; When should this inspector come? before the closing/final walk through w/ the builder? that same day with the builder? it doesn't make much sense to me for them to come after; If it's before the final walk through, i've been advised to tell the builder and they should be given the opportunity to be there. If before the final walkthrough, how far in advance? 1-2 days?

4. Should all appliances be installed by the time the final walk through occurs with the builder? Builder is only installing hood and d/w. Since day one, I knew we were responsible for purchasing our own appliances and all other appliances (except hood and d/w) were to be delivered and installed by whomever we purchased them from. The issue i'm struggling with is the timing. I asked the builder when I could schedule the remaining appliances to be delivered/installed (bought from a local store) and the builder said not until after closing. This makes no sense to me - as if something were not to work (i.e. electrical, plumbing, etc), we have no way of testing the appliances during/before the walk through. builder's explanation was they don't want those appliances in the house while subcontractors, etc, are working on things (sounds like they don't want any liability issues, etc). What if I get it installed 1-3 days before the final walk through??

I don't know if this is relevant, but builder said their cleaning crew would likely be cleaning the day before the closing/final walk through. Does the house need to be cleaned before the appliances are delivered/installed?/does that matter?

5. So how exactly does it work? you go through the final walk through with the builder - punch list is made; they supposedly fix everything on the list - do you have another walk through to verify everything was fixed? when does the builder hand you the key to your house? when are you allowed to physically move in? do you move in immediately after the final walk through (while items on the punch list are worked on)? When do you receive the certificate of occupancy? do you call the bank or title co. to verify no liens on the house? Any reasons to call the city for any issues???

Thank you in advance. This is just overwhelming and I would like to be as prepared as possible.

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Comments (9)

lakeviewgirl
8 years ago
We had a 30 day walk through and a 11 month walk through. We also did a custom home with construction loan - the loan had only one closing. Track home builders usually do the "closing" walk through before you close on the house - just to ensure you are getting what you paid for. For custom build homes, this is not needed because you are already in contract. You should have a 1 month (or similar timeframe) punch list, you can only come up with a punch list after living in the house.

Our builder got certificate of Occupancy as soon as the house was finished and final inspection was done. We moved in the same week.

Our Bank does its own due diligence to ensure there are no liens (call title company) before making final payment.

Builder should install everything and then do a final professional cleaning before handing you the key. the house should be complete - meaning, there should not be any pending tasks when you move it. Unless it is very minor and you agree to it (like paint patch up or landscaping). Also, I am not sure, if the house can pass final inspection without having all the appliances installed (other than the Fridge).
User
8 years ago
last modified: 8 years ago
A Certificate of Occupancy is granted by the city when the builder has met all of their requirements. You will not be involved in that process.

Definitely ask for a key if you want it but don't be surprised if the builder wants to be sure nothing gets scratched or a window or door doesn't get left open at this late date.

Don't let anyone rush you; say you need more time if you feel rushed. They signed a contract saying they would deliver a completely finished and working house so make them meet that obligation. Turn everything on and look in every corner, check every switch, door & knob and sight along every wall with a strong LED flashlight. Bring someone along to take notes.

I don't know how to schedule a private home inspector; you need to ask the builder about that. I'm an architect and a builder would expect me to have inspected the house every few weeks especially before things were covered up. At this stage all you can discover are poor finishes or things that don't work and your contractor should have already found them.

Remember, signing off on the house does not in any way relieve the contractor of his responsibility for building to the requirements of the contract documents. Don't sign anything that says otherwise. A walk-through should only be a courtesy.
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chisue
8 years ago
Builders HATE punch lists. They already have the big money. It can be very difficult to get every problem met. Be prepared to insist.
bry911
8 years ago
I feel strongly and plan on hiring a 3rd party/independent inspector -

Unless you find a very specialized home inspector, he is not going to tell you much of anything at this point. The time to get new home inspections is right before the drywall goes up. At this point he will check the caulking on the windows and a few things like that, but you are paying dearly for that.

The purpose for most home inspectors is to protect the buyer from the "as-is" nature of home sales. While all existing home sales are as-is, built homes are protected by the contract. He is going to put a bowl of water in the microwave to boil it, check that all the lights work, that the AC is functioning properly. Most of the items an inspector will find will be things you would have found anyway in a short period of time, he will be able to tell you very little about build quality.
PRO
Virgil Carter Fine Art
8 years ago
And the "licensed home inspector" will include a hold harmless clause in his report that relieves him of any responsibilities for what he finds or doesn't find. If hiring one gives you reassurance then do so--they are relatively cheap and you pretty much get what you pay for.

On the other hand, be sure you get the manuals and warranties on all installed fixtures and equipment for your house. And you should have a written builder's contract which spells out their warranty for all construction and work.

Good luck on your project!
sklka
8 years ago
Most builders will not let you install your own appliances until you take possession of the house. What if the appliance store scratches the new wood floor, marks a wall or breaks something - who is responsible? You/they should be, not the builder.

Often times, there will be a second walk through 9-12 months after closing - what does your contract say?
kbear_15
Original Author
8 years ago
Does the builder hand you the certificate of occupancy after the final walk through is completed? (or it depends on the builder)? When do you get the keys to your house/it's "safe" to move in?

I understand the concern for damage while appliances are installed and liability issues, however, how can you have a thorough walk through if 5 appliances are missing?
millworkman
8 years ago
"how can you have a thorough walk through if 5 appliances are missing?"

The pitfalls of supplying your own appliances, unfortunately that is part of the risk you may assume by his not supllying them.
User
8 years ago
last modified: 8 years ago
A Certificate of Occupancy belongs to you not the builder although the builder will usually request one when the house is safe enough for occupancy and he might pick it up from the building official but he must give it to you.

The final inspection by the city should have happened before the final walkthrough but if major appliances have not been installed, the final inspection might have been delayed. I've never known appliances to be installed by anyone other than the GC's subs even when they were bought by the owner.

Closing vs Final walk through vs certificate of occupancy....HELP!

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