Ambience Homes Inspection Process

🏡 Ambience Homes Inspection Process

📅 INSPECTION TIMELINE

  • For Pre-sales or homes sold prior to the Cleaning date on the Master Schedule, the third-party inspection should be performed on the Final Inspection day. (See Master Schedule)
  • 🧑‍🤝‍🧑 Orientation should always be scheduled on the 4th day of Detail (counting only days labeled "Detail").
  • Inspection corrections must be submitted by Orientation Day to be added to the Orientation checklist. (No 35R needed per PSA)
  • If the inspection list is not received by Orientation Day, the PSA overrides the inspection clause.

✅ IF NO INSPECTION IS CONDUCTED

  • ✅ No action needed.
  • ✅ Do not request or expect a 35R form.
  • ✅ Do notify Ambience of the Buyers declining the Inspection.
  • ✅ Proceed directly to walkthrough and closing.

🛠 IF INSPECTION IS CONDUCTED & BUYER REQUESTS REPAIRS

  • Buyer sends inspection report or item summary to Ambience’s Agent.
  • Agent forwards the report and a list of requested repairs to the Director of Construction (DOC).
  • DOC gives thumbs-up (✅) or thumbs-down (❌).
  • If approved: Items are added to the final walkthrough (orientation) punch-list. (No 35R needed unless buyer insists)

🔍 IF INSPECTION IS CONDUCTED BUT NO REPAIRS REQUESTED

  • ✅ No 35R required unless buyer insists.
  • ✅ Do notify Ambience that no requests were made.
  • ✅ Proceed with walkthrough and closing.

📝 NOTES

  • • Cosmetic items are handled during the walkthrough.
  • • DOC must write a clear explanation for denied repairs.
  • • The signed walkthrough punch-list serves as the repair addendum. No need for a 35R. (Per PSA)
  • • No negotiation on repairs — work is performed to code and warranty standards. (Per PSA)

📜 PSA Snippet: Home Inspection Procedure

Buyer may have a complete inspection of the Property by a Licensed, Bonded and Insured Professional Home Inspector of their choice, at the buyers’ own expense. Neither the Listing nor Selling Licensees are qualified to conduct such inspections and shall not be responsible to do so. Home inspection must be completed a minimum of five days prior to the first Homeowner Orientation (walk-through) with the Builder’s representative. Buyers are to deliver a copy of the report to the Seller prior to the Homebuyers first walk-through with the builder.

The items listed on the Professional Home Inspectors report will properly be addressed at the Homeowner Orientation with a representative of AMBIENCE HOMES and added to the walk through/orientation punch-list. The walk through orientation punch-list shall serve as the repair addendum with signatures from all parties.

Buyer understands and agrees that the private inspection is for the purpose of assessing the condition of the structural elements of the Property. Cosmetic and/or finish work items will be addressed between Buyer and Seller’s representative at the Homeowner Orientation.

AMBIENCE HOMES will resolve the items noted on the Inspection Report to building codes and local building industry standards set forth by the Home Builders Association of Tri-Cities, as well as the terms of the Express Limited Warranty Agreement and the Home Owners Manual provided to the Buyer.

As a new home, approved inspection items are covered by AMBIENCE HOMES, hence no negotiation is needed, and therefore results of the inspection cannot be claimed by Buyer as reason to terminate the transaction.

Buyer understands that completion of inspection items may take up to 30 days to complete, and cannot delay closing beyond contractual commitments unless it is deemed by the sole discretion of the Seller that a Closing extension is necessary.

Should AMBIENCE HOMES dispute any item listed on the report, Buyer will receive written notification prior to closing.

🔧 Standard Operating Procedure (SOP): Inspection Response (35R / OREF Equivalent)

  1. 🏡 Inspection Rights & PSA Reference
    • The buyer may elect to conduct a private inspection at their own expense.
    • The inspection must be completed at least 5 days prior to the first Homeowner Orientation.
    • Any items identified in the inspection report must be shared before the walkthrough.
    • Cosmetic items are addressed separately during the walkthrough.
    • Items deemed valid by Ambience will be added to the punch-list, which serves as the repair addendum.
    • There is no negotiation; Ambience completes work to code/standards.
    • Completion of approved items may take up to 30 days and cannot delay closing unless Ambience approves it.
    • Disputed items will be documented in writing before closing.
  2. 📝 SOP Application
    • ✅ No Inspection Conducted: No 35R needed. Confirm and proceed to walkthrough.
    • 🛠 Inspection + Repair Requests: Buyer/Agent sends report ➡ DOC reviews ➡ Approved items added to punch-list. (No 35R unless buyer insists)
    • 🔍 Inspection Without Requests: Note in file. Proceed to walkthrough and closing.
  3. 📅 Timeline Compliance
    • Inspections must occur on Final Inspection day per Master Schedule.
    • Orientation scheduled for the 4th "Detail" day.
    • Inspection repair requests must be submitted by Orientation day or forfeited (per PSA).
  4. 🔒 Internal Protocol
    • All inspection reports stored in central system or CRM.
    • DOC must write a short rationale for denied items.
    • Remind buyers/agents: no 35R is required unless requested. PSA governs repairs.
    • Punch-list signed at walkthrough acts as the binding repair addendum.