Here is a comprehensive list of questions that real estate agents commonly ask about the Verification of Property Condition (CAR Form VP, Rev. 6/24), along with explanations for each:

🧾 Purpose & Timing

  1. What is the purpose of the Verification of Property Condition form?
    To allow the buyer to confirm the property is in substantially the same condition as when the offer was accepted and that agreed-upon repairs have been completed.
  2. When should this form be used?
    Typically used near the close of escrow—after all repairs are supposedly done and right before final walkthrough or possession.
  3. Is this form required by law?
    No. It’s not required by law but is a standard best practice to protect the buyer and broker and confirm the property’s condition.

🛠️ Repair Verification

  1. Does this form replace a home inspection?
    No. It’s not a substitute for a home inspection. It only verifies current condition and repairs—not latent defects or code compliance.
  2. Can the buyer use this form to request new repairs?
    No. The form is not meant to reopen negotiations. It verifies that previously agreed-upon repairs were completed and the property hasn’t materially changed.
  3. What if repairs agreed to in the Request for Repairs (RR) haven’t been done?
    The buyer can note this in Section 3 and delay closing, request a credit, or potentially cancel depending on the circumstances and contract language.

📝 Filling Out the Form

  1. Who fills out the Verification of Property Condition form?
    The buyer usually initiates the form, with their agent assisting. It may be signed by both buyer and buyer’s agent.
  2. Is the seller required to sign this form?
    No. The seller does not sign this form—it is a buyer verification tool.
  3. Can the buyer waive this verification?
    Yes, but it is strongly discouraged. Waiving it removes a layer of protection for the buyer.
  4. How specific should the buyer be in describing issues in Section 3?
    Very specific. Any observed damage, missing items, or incomplete repairs should be clearly described with details or photos.

🔄 Changes in Property Condition

  1. What happens if the property is not in the same condition?
    The buyer may object in writing and negotiate a remedy, delay closing, or—in serious cases—cancel the deal if contract terms allow.
  2. What if the buyer discovers new damage during the final walkthrough?
    They should document the issue in this form and notify the seller immediately. It can lead to a credit, repair request, or legal negotiation.
  3. Does this form affect the buyer’s right to cancel the contract?
    Only if the underlying purchase agreement allows for cancellation due to substantial changes in condition or failure to complete repairs.

🧑‍⚖️ Legal and Compliance Issues

  1. Can the listing agent refuse to allow a final walkthrough?
    No. Under standard CAR purchase agreements, the buyer has the right to re-enter the property for this purpose.
  2. Should the buyer keep a copy of this form after closing?
    Yes. It can serve as documentation if issues arise post-closing (e.g., for legal claims, repair disputes, or insurance).
  3. Is this form used in both residential and multifamily purchases?
    Yes, though in multifamily or income properties, additional inspection or rent roll verification is often advised.

🔐 Risk Management & Best Practices

  1. What is the broker’s liability if the form isn’t used?
    If the buyer later finds an issue that could have been discovered during walkthrough, and the agent didn’t recommend Form VP, the broker may face risk of complaint or lawsuit.
  2. Can the buyer bring a contractor during the verification walkthrough?
    Yes, and it is often recommended if repairs were substantial or if the buyer wants to estimate further costs.
  3. Should agents document the walkthrough with photos?
    Absolutely. Photos can support claims that damage existed or repairs weren’t completed as promised.
  4. Can this form be used multiple times (e.g., if closing is delayed)?
    Yes. A second walkthrough and updated form may be appropriate if time passes or work is still ongoing.