How to Verify the Seller's Repairs Before Closing
The negotiations are done, the seller agreed to fix the items on your repair list, and closing is on the calendar. That's a big relief. The next question is usually: how do we know the work actually got done before we sign?
In a standard Missouri sale, confirming the repairs falls to you as the buyer, usually with your agent's help. You've got three tools to work with: the seller's paperwork, a reinspection, and the final walkthrough. Used together, they show you where things stand before you get the keys.
To verify seller repairs before closing, ask the seller for itemized receipts, contractor information, warranties, and any permit paperwork for each agreed repair, then check every item in person at the final walkthrough. For a second set of eyes, your home inspector can come back for a reinspection after repairs and document whether each item was completed. Under standard Missouri sale contracts, agreed repairs are to be completed in a workmanlike manner before or at closing, and the final walkthrough is the buyer's chance to confirm it.
Who checks seller repairs before closing?
The buyer does. Standard Missouri sale contracts use the final walkthrough so the buyer can confirm two things: the home is in the same condition it was in when the contract was signed, and any agreed repairs were completed in a workmanlike manner.
You don't have to do it alone, though. The St. Louis REALTORS Residential Sale Contract, for example, gives the buyer, the buyer's agent, and the inspector whose report prompted the repair request the right to walk through the home within four days before closing.
Your contract is what controls, and these forms get updated, so ask your agent which form you're using and what it says about walkthroughs and repairs.
What documentation should you ask the seller for?
Paperwork is your first check, and it's best to ask for it early instead of the day before closing. For each item on your repair agreement, ask for:
Itemized receipts or invoices that describe the work, the property address, and the date.
Who did the work, with the company name and contact information.
Warranty paperwork on parts or labor, if the repair came with any.
Permit copies and sign-off, if the work needed a permit. Rules vary by city and county, and your local building department can tell you what applies.
Photos of the finished work, especially in places that are hard to get to, like a crawlspace or attic.
Then compare the paperwork to your list, line by line. A receipt that just says "roof repair" doesn't tell you much if your agreement called for resealing the flashing around the chimney. If it's vague, ask for more detail while there's still time.
If you want receipts or a licensed contractor for certain items, ask your agent about writing that into the repair agreement so everyone knows what's expected.
Tech Inspect tip: If you built your repair request with the Repair Request Builder in your Tech Inspect report, you already have an itemized list with the inspector's photos attached to each item. Pull up the final version, the one that matches what the seller actually agreed to, and use it as your checklist. See how the Repair Request Builder works.
When does a reinspection after repairs make sense?
A walkthrough with a receipt in hand works fine for simple items, like a new cover plate on an outlet. A reinspection is worth considering when the repairs are harder to verify on your own, such as:
Roof, flashing, gutter, or drainage repairs where water was getting into the home.
Electrical or gas items that were flagged as safety concerns.
Work in the attic, crawlspace, or other spots you're not likely to crawl into yourself.
A long repair list where it's easy to miss something.
Timing becomes important, so that the closing date isn't delayed. Book the reinspection once the seller confirms the work is finished, and leave some room before closing. If something's incomplete, you and your agent will want time to work it out.
How does a Tech Inspect reinspection work?
If we performed your original inspection, we can come back after the repairs are done and look at the specific items on your agreed repair list. We then add an addendum to your original inspection report that notes whether each item was or wasn't completed. The addendum lives in the same client portal as your original report, so the findings and the follow-up stay together in one place.
To make sure we're checking the right items, have your agent send us the final signed repair agreement. The list the seller agreed to isn't always the same as the first request, especially after a couple of rounds of back-and-forth.
Like the original inspection, a reinspection is visual and non-invasive. We look at the items on your list as they are on the day we're there. We can't see inside finished walls, we don't verify permits, and the addendum isn't a warranty on the repair or the contractor's work.
Reinspection pricing is listed on our pricing page. To set one up, call us at 636-201-6366 or email sean@techinspecthome.com.
What should you check at the final walkthrough?
Bring your final repair list, the seller's paperwork, and a flashlight. Then:
Walk to each repaired item and match it to its receipt.
Run what you can: faucets, toilets, lights, heating, and cooling. Standard Missouri contracts call for the seller to keep the utilities on for the walkthrough.
Look under sinks and across ceilings for any new water stains.
Watch for anything that's changed since the contract was signed, like damage from the seller moving out.
What if a repair isn't done by closing?
Call your agent right away. Standard Missouri contracts say closing doesn't relieve the seller of the obligation to complete agreed repairs. Missouri REALTORS guidance says the parties can agree to move the closing date or work out another resolution. If it isn't resolved, that guidance encourages agents to point clients toward legal advice and recommends a written punch list of anything still to be finished after closing.
Your agent handles that negotiation. Our job is to provide the documentation: what we saw, when we saw it, in writing.
Frequently asked questions
Who checks seller repairs before closing? The buyer, usually with help from their agent. Standard Missouri sale contracts use the final walkthrough for the buyer to confirm that agreed repairs were completed in a workmanlike manner. Buyers can also have their home inspector do a reinspection after repairs, or bring in a licensed contractor for specialty items.
Does the seller have to give me receipts for repairs? That depends on what your contract and repair agreement say. Ask your agent to request itemized receipts, contractor information, warranties, and any permit paperwork, and to put that request in writing as part of the repair agreement when possible.
What is a reinspection after repairs? A reinspection is a follow-up visit where your home inspector looks at the specific items the seller agreed to repair. At Tech Inspect, we add an addendum to your original report noting whether each item was or wasn't completed, and it's available in the same client portal as your original report.
Can my home inspector come to the final walkthrough? Under the St. Louis REALTORS Residential Sale Contract, the inspector whose report prompted the repair request has the right to walk through the home within four days before closing, along with the buyer and the buyer's agent. Forms vary and get updated, so check your own contract with your agent.
Does a reinspection guarantee the repairs were done right? No. A reinspection is a visual, non-invasive look at the items on your list on the day of the visit. It can't see inside finished walls, doesn't verify permits, and isn't a warranty on the repair or the contractor's work.
What happens if repairs aren't finished by closing? Talk to your agent right away. Missouri REALTORS guidance says the parties can agree to extend closing or reach another resolution, recommends a written punch list of unfinished items, and encourages agents to point clients toward legal advice if it isn't resolved.
Can we switch to a credit instead of repairs? That's a negotiation between you and the seller, and your agent handles it. Missouri REALTORS forms note that a monetary adjustment may affect the terms of your loan, so check with your lender before agreeing to one.
Ready to close with confidence?
Everything starts with a clear, well-documented report. See three full sample reports, explore everything inside a Tech Inspect report, including the Repair Request Builder, or schedule your inspection. Online booking is open 24/7, and your report is delivered within 24 hours.
Tech Inspect Home Services LLC · 3580 Highway T, Marthasville, MO 63357 · 636-201-6366 · sean@techinspecthome.com
