What is the TRR/inspection period?
There is no such thing as a perfect house. There are items that break, wear out, or are just not perfect. It’s important that you anticipate imperfections as you enter into the purchase process and be reasonable about repairs you request.
In the purchase contract, we specify a beginning date—Time Reference Date—for our investigations period. Many times it defaults to the third day after the last signature. And then the actual investigations period can be 10 days or another time period specified.
During that time period, I strongly advise you to have the property inspected by a licensed professional home inspector, by a licensed pest control company for termites and/or other wood destroying insects, and by an insurance company to make sure the property will be insurable within your budget.
Your investigations, inspections and reviews may include:
- Items found in the seller’s Residential Property Condition Disclosure Statement. There are instances where the seller is exempt from providing a full disclosure, and in those cases, your inspections become even more critical.
- Flood, storm run off water, storm sewer backup or water history
- Psychologically impacted property and Megan’s Law
- Environmental risks including, but not limited to soil, air, water, hydrocarbon, chemical, carbon, asbestos, mold, radon gas, lead-based paint Familiarize yourself with the 2021 version of the pamphlet, Protect Your Family from Lead in Your Home, available in several languages.
- Roof, structural members, roof decking, coverings and related components
- Structural inspection
- Fixtures, equipment and systems: all fixtures, equipment and systems relating to plumbing (including sewer/septic system and water supply), heating, cooling, electrical, built-in appliances, swimming pool, spa, sprinkler systems, and security systems
- Property use restrictions, building restrictions, easements, restrictive covenants, zoning ordinances and regulations, mandatory homeowner associations and dues
- Square footage verification may be desired. It’s my practice to not rely on any quoted square footage and therefore encourage you to measure the property or whatever it takes to be satisfied with the space you’re buying.
Frequently Asked Questions About Home Inspections
Yes. Sellers should not be present during the home inspection. This allows the buyer and inspector to complete the inspection without pressure or interruption. Plan to be away from home for about 2–3 hours, depending on size and complexity.
The default inspection period is 10 days if left blank in the contract. The buyer must complete inspections, reviews, and hazard insurance inquiries, and make any necessary decisions within that timeframe.
The buyer chooses and schedules the inspector. In Oklahoma, anyone charging a fee to perform a general home inspection must be properly licensed. Buyers may also hire engineers, foundation companies, or other specialists to evaluate specific concerns.
No. Only items that are not in normal working order may be requested for repair under the contract. Cosmetic issues, normal wear and tear, or decorative concerns typically do not qualify. Each request is evaluated based on function and material impact, not preference.
Under the contract, the buyer or buyer’s agent must deliver copies of all written inspection reports within 24 hours after the inspection period expires. This deadline is separate from any repair negotiations.
A TRR is the buyer’s written request for specific repairs after inspections are complete. By submitting a TRR, the buyer waives their right to cancel and moves into a negotiation phase with the seller.
Yes. During the inspection period, the buyer has the right to cancel the contract for any reason related to their investigations. If the parties reach a written agreement on repairs or credits, the transaction moves forward toward closing.
Termite inspections are very common, but they are not automatically required by the purchase contract. A termite inspection or treatment becomes required only if requested by the buyer and agreed to in writing, or if required by the buyer’s lender or loan program. Any treatment obligations must be negotiated and documented in the contract.
Not necessarily. Most home inspectors know a little about a lot of systems. When they flag something for further evaluation, it’s usually a request for a closer look by a specialist, not a sign that something is broken or failing. Follow-up inspections are common and are often done to confirm whether a system is functioning as intended.
The seller’s role is to provide access, keep utilities on, ensure systems are accessible, and avoid unnecessary stress. Your listing agent helps interpret reports, manage timelines, and keep negotiations grounded in the written contract.
Oklahoma maintains a public license search through the Construction Industries Board (CIB). Buyers and sellers can use this tool to look up licensed home inspectors and confirm active credentials:
The CIB provides this information as a public convenience. While the database is believed to be reliable, updates may lag and errors can occur. If there’s ever a question, the CIB can confirm licensing status directly at 405-521-6550.
https://okcibv7prod.glsuite.us/GLSuiteWeb/Clients/OKCIB/Public/LicenseeSearch/LicenseeSearch.aspx
Separate the “nice-to-haves” from the major items—ones that if not taken care of—you cannot proceed. This isn’t the time to pick apart cosmetic and minor repairs that could just be part of normal wear and tear. Remember, this is different than purchasing a new home, and I’ll help you navigate through that.
Ultimately, if you and the seller do not reach an agreement within the time (usually 7 days) in the contract for them to complete all agreed treatments, repairs, or replacements prior to the closing date, the contract terminates and your earnest money deposit is to be returned.
In most cases, we successfully negotiate the TRR items and proceed toward closing!
Questions? Call me at (405) 585-6580 or email Steve@Soldonshawnee.com.
