How do I ensure all agreed repairs are done before closing?

How do I ensure all agreed repairs are done before closing?

Worried seller won't fix agreed repairs before closing? Here's the step-by-step plan that forces completion — no guesswork.

Why this matters

Missing repairs derail closings, cause cost overruns, and leave buyers stuck with unexpected work. You need clear paperwork, verification, and contingency money. Follow a proven process to make the seller follow through or protect your funds at closing.

7-step action plan to ensure agreed repairs are done before closing

• Use a written repair addendum tied to the purchase agreement

• Put every repair in writing: scope, materials, who will perform it, and completion deadline. Reference it in the main agreement. Verbal promises don’t count.

• Require licensed contractors and permits when appropriate

• Specify that repairs be done by licensed professionals and include permit requirements. That protects you from shoddy work and future liability.

• Ask for receipts, warranties, and photos

• Demand before-and-after photos, paid invoices, and any manufacturer warranties. Add a clause that these documents must be provided before funds are released.

• Use an escrow holdback or repair escrow

• If repairs can’t be finished before closing, negotiate an escrow holdback: a set amount held by the lawyer/title company until repairs are verified. Be precise about how funds will be released.

• Schedule a final walk-through and checklist

• Insist on a final walk-through within 24–48 hours before closing with a clear checklist that matches the addendum. If items aren’t done, postpone closing or use the holdback.

• Build verification into the contract (inspection sign-off)

• Add a clause that repairs require inspection sign-off by an agreed inspector or your agent. The inspector’s written approval should be a condition to release any held funds.

• Use legal/closing agent language and firm deadlines

• Include firm deadlines, remedies for non-compliance, and who pays for re-inspection. Your attorney or closing agent should draft or review these clauses.

Practical scripts and negotiation tips

• If repairs aren’t complete: “We can proceed with closing only if the agreed items are finished or the agreed escrow holdback is in place.”
• For incomplete work at walk-through: “We’re delaying the closing and will instruct the title company to hold $X until verified completion.”

Checklist to copy into your contract

• Detailed repair list with deadline
• Licensed contractor and permit requirement
• Receipts, photos, and warranties submission
• Escrow holdback amount and release conditions
• Inspection sign-off requirement
• Final walk-through window

Final word

Do not rely on good faith. The goal is simple: turn promises into enforceable terms. Use a repair addendum, escrow holdbacks, inspection sign-offs, and a final walk-through. These steps remove risk and force completion.

Need a real estate pro who enforces repairs and protects your closing? Contact Tony Sousa, Local Realtor, for hands-on support and contract review: [email protected] | 416-477-2620 | https://www.zoozaa.com