Most homebuyers breathe a sigh of relief once the closing documents are signed. But what if, just days or weeks after you move in, something breaks? Is the seller still responsible for repairs after closing?

The short answer: usually not—but there are exceptions.

Here in Sandpoint, where many homes are older, custom-built, or tucked away on acreage, it’s important to know how post-closing issues are handled. Whether you’re buying a home in Sagle, relocating to Dover, or looking at a ski condo near Schweitzer Mountain, understanding your responsibilities (and your rights) can save you from major frustration.

Once You Close, It’s Yours—Repairs and All

In most cases, the moment the sale closes, responsibility for the home passes entirely to the buyer. That means any repairs or issues discovered after closing, leaky faucets, broken appliances, or a failed heating system, are typically up to the new owner to handle.

That’s why it’s critical to conduct a thorough home inspection and request repairs during the timeframe your contract allows, typically during the primary or secondary inspection period. This is your best opportunity to uncover issues and negotiate with the seller before those windows close.

We also recommend conducting a final walkthrough shortly before closing to confirm that any agreed-upon repairs have been completed and done properly. Always ask for receipts and paid invoices for the work. That documentation matters.

And just to clarify: the final walkthrough is not a second inspection or a chance to make new requests. It’s simply your opportunity to ensure the home is in the same, or better condition than when you made your offer and to verify that all negotiated repairs have been completed.

In fact, in most cases, we advise our buyers to negotiate a credit instead of having the seller perform the repair. It gives you the freedom to hire a contractor you trust, ensure the work meets your expectations, and avoid future conflict. Having your own contractor handle the repair usually prevents finger-pointing later—and leads to better results.

→ Explore homes currently for sale in Sandpoint

But There Are Some Exceptions…

1. Contractual Repairs Not Completed

If the seller agreed, in writing, to complete specific repairs before closing and failed to follow through, they may still be liable. This typically depends on the purchase contract and whether a final walkthrough was completed to verify those repairs.

Just a quick note: This isn’t legal advice, I’m not an attorney. If you’re dealing with a situation where contract terms weren’t followed, or you’re unsure of your rights after closing, it’s always best to speak with a real estate attorney. They’ll be able to interpret your contract and advise you based on your specific situation.

That said, as your agent, I always recommend doing the final walkthrough. If you waive that step or skip verifying the work, proving seller negligence after closing can be extremely difficult.

2. Failure to Disclose an Adverse Material Fact

In Idaho, sellers are required to disclose any known adverse material facts, issues that could significantly impact the value or safety of the home. This includes problems with the foundation, roof, electrical system, plumbing, HVAC system, pest infestations, environmental hazards, or zoning restrictions. If a seller knows about something that could materially affect the property, and doesn’t disclose it, they may be held liable, even after closing.

That said, Idaho leans toward a “buyer beware” approach. While it’s not a strict “as-is” state, the law generally places the responsibility on the buyer to investigate and verify the condition of the home. Buyers shouldn’t rely solely on the seller’s representations and should always conduct their own due diligence with licensed professionals. Just because a seller discloses some known issues doesn’t mean they are aware of everything, and it doesn’t replace a thorough inspection.

Disclaimer: I’m not an attorney, and this isn’t legal advice. If you believe a seller failed to disclose an adverse material fact, or you’re considering legal action after closing, it’s always best to consult with a real estate attorney who can guide you based on the specifics of your contract and situation.

→ Download our free guide: 12 Things to Do Before You Sell

What Buyers Should Do to Protect Themselves

• Don’t skip the inspection. Hire a licensed local inspector who knows what to look for, especially in North Idaho properties where moisture, roof issues, and septic systems are common concerns.

• Request receipts and proof of repairs. If the seller agreed to fix something, get documentation.

• Do a final walkthrough. Confirm the home is in the same or better condition and that all agreed-upon repairs are completed.

• Ask for a credit instead of repairs. You’ll get better results and reduce the risk of future disputes.

• Know what to expect. Download our list of the most common items found on home inspection reports so you’re not caught off guard when your inspection comes back with a long list of notes. Many items are routine—and knowing what’s “normal” can keep the process less stressful.

→ Here’s our guide on what questions to ask before buying a home in Sandpoint

The Bottom Line

In most real estate transactions across Sandpoint and the surrounding towns of Sagle, Dover, and Hope, the responsibility for repairs ends at the closing table. That’s why being proactive before closing and working with a skilled realtor is so important.

At Elite Realty Partners, we help you spot issues early, negotiate the right solutions, and walk into your new home with peace of mind. Whether you’re buying a vacation cabin or your forever home, we’ve got your back, from first showing to final signature.