Congrats! You are now under contract. Here are some of the next steps and expectations for the home BUYER.

If a buyer conducts inspections, they generally happen with 10 days after the signing of the contract (Inspection Period). Your agent can provide a list of inspectors if you do not have one selected already. Most inspectors require payment at the time of the inspection. Bring your checkbook!

Whole House Inspection

In the Kansas City area it is customary for sellers to be gone during the home inspection, which generally take 2 to 3 hours. Inspectors may show up 30 minutes to an hour before the scheduled time and will start on the outside then go inside at the scheduled time.

It is also customary for buyers and their agent to attend inspections. All inspectors have their own process. Some tell buyers to stay out of the way until the inspector is done, then he will go over the findings and answer questions. Some inspectors let buyers follow them around during the inspection. Buyers Agents generally stay out of the way until the end when the inspector explains his findings. 

Termite Inspection

A lot of home inspection companies also offer “Wood Destroying Insect” (termite) inspections and if requested by a buyer, will conduct those during the home inspection. If a separate termite inspection company is used and the inspection is not done at the same time as the home inspection the Buyer should plan the inspection to take place during the inspection period. It usually takes less than an hour depending on the size of the home. 

Radon

Some home inspection companies may also offer Radon Testing and will set up their meter during the home inspection and will pick it up after 72 hours.  It is okay for the Seller to be at home when the tester is set up and picked up and the Buyer does not have to be there. 

Septic Inspection

 In the Kansas City rural areas it is customary for sellers to be gone during septic inspections. Buyers and their agent usually attend. The septic company will locate the septic tank, dig down to uncover the lid, pump it out then do the inspection. They usually go inside the home and flush toilets and run water during the process.  They usually locate the lateral line field if there is one. 

Appraisal

Appraisals are usually scheduled after inspection issues are resolved but can be earlier. The buyer’s lender will schedule a time for an appraiser to come to the house. The Sellers can be there and it usually does not take more than an hour. Buyers do not have to attend. 

Reinspection - if needed

Plan to attend if inspection required repairs were made and need to be checked. Usually takes less than an hour. 

Final Walk Through

Buyers typically want to conduct a final walk through within a week of closing. Usually takes less than an hour. 

Closing

Closing date is a target date that everyone shoots for. The Lender actually controls the date since they provide the funding. The lender may ask you for financial info up to and including closing day. Be prepared to be flexible. 

Move In

Unless specifically allowed in the contract, do not plan to move in before closing day. You do not own the property yet. 

Utilities

Don’t forget to turn utilities ON at your new place and OFF at your old place. Use closing day as the target date. Call your utility company at least a week ahead of time to make the changes. 

Remember…things happen. Be flexible. Be patient.

**Disclaimer – I am not a lawyer and this information should not be considered legal advice. You should seek appropriate counsel for your own situation. **