The process of buying a new home has a number of memorable moments, but some experts think one of the most important - the walk-through - often fails to get the buyer attention it deserves.
In real estate jargon, a walk-through is a tour of the presumably finished home by the buyer and a representative of the builder. It precedes the buyer's move into the home and is a crucial point when the buyer is in a position to spot and point out defects that need to be fixed.In a walk-through, both the buyer and builder's representative have checklist-type forms that serve as a formal record of the buyer's reactions. In effect, it is the buyer's last chance to blame the builder for some defects, because after the move-in there might be a question whether the builder or buyer caused a problem.
William Marchiony of Phoenix, Ariz., who has 25 years of experience in construction and real estate, and who estimates that he has conducted more than 500 walk-throughs with new-home buyers, says buyers often badly botch the walk-through and overlook many important details that should be placed on the record.
"In the excitement of the moment," Marchiony said, "buyers fail to focus their complete attention on searching out the many possible defects . . . and checking on the quality of workmanship and materials. Most buyers spend this valuable time discussing the placement of their furniture or trying to corral their children as they race from room to room."
Marchiony has distilled his experience into "The New House Buyer's Guide. The paperback book is priced at $22 postpaid and is available only by mail from Carefree Living Co., 4050 E. Rosemonte Dr., Phoenix, Ariz. 85024.
Marchiony says his book can be useful to recent new-home buyers as well as prospective ones. Since many new homes have warranties, he said, recent buyers can still point out and ask for correction of defects they "should have seen during the walk-through."However, he said, items overlooked in the walk-through can become bones of contention because the builder might contend that the problems were caused by the buyer after moving in. Examples of items that might fairly be classified as buyer-caused, even though they might have existed at the walk-through but were not spotted, include tears and gouges in floor coverings, broken window glass, paint scratches and chipped or dented appliances.
A few of Marchiony's basic tips for a walk-through:
- Insist on a daylight tour of the home and plan on spending at least 11/2 hours. "Do not allow yourself to be rushed," Marchiony says.
- Don't take children, friends or relatives on a walk-through. A professional home inspector can be a helpful companion, however.
- If buying in a development, study the sample or model home to get a clear picture of what the purchased house should be like.
- Prospective buyers should practice walk-throughs in their present homes or in sample homes at various developments, trying to spot defects and familiarizing themselves with what to look for.
- During a walk-through, don't overlook out-of-the-way places such as closet and cabinet interiors, garages and attics.
- After completing the walk-through, a buyer should compare his or her work sheets with those of the builder's representative to be sure all defects are noted.
Marchiony stresses that most reputable builders aren't out to cheat buyers and might even voluntarily point out some defects during a walk-through, but the burden is basically on the buyer.
"Most buyers are not aware that this is a caveat emptor (let the buyer beware) moment," he said. "I have seen the best and the worst workers (and) I know most of the tricks used to disguise shoddy workmanship."