Planning assumptions
- Who this fits
- Buyers who knew about the odor before closing and can delay moving in
- Biggest time sinks
- Waiting for providers, primer curing, flooring lead times and condo scheduling rules
- The fixed order
- Empty, clean, ducts, treat, verify, prime, paint, floor, move in
- Where flexibility exists
- Rooms can move through the sequence at different speeds
Planner
- During inspection period
- Visit with windows closed and the system running. Note problem rooms and ask the seller about smoking history and duct cleaning.
- Under contract, before closing
- Get two or three odor provider assessments if the seller allows access, and book tentative dates for the week after closing. Ask your HOA for contractor rules.
- Under contract
- Order flooring and window treatments with delivery set for after the planned verification date, not before.
- Closing day
- Photograph everything. Change the furnace filter and photograph the old one.
- Days 1 to 3 after closing
- Remove any remaining carpet, pad, drapes and seller items. Empty closets and cabinets.
- First week
- Surface cleaning room by room, ceilings first, while the duct cleaner works the system.
- End of first week
- Any airborne treatment, followed by ventilation as the provider instructs.
- Week 2
- Verification: house closed up overnight, system running, warm afternoon if possible. Re-check the worksheet.
- Week 2 to 3
- Prime with a stain and odor blocker where needed; let it cure.
- Week 3
- Paint, then flooring, then window treatments.
- Move-in
- Fresh filter, then bring belongings in. Keep clean items away from anything still smelling of smoke.
Who to book and when
| Trade | Book by | Starts after |
|---|---|---|
| Odor or cleaning provider | Before closing | Home is empty |
| Duct cleaner | Before closing | Major dust-making removal is done |
| Painter | Before closing, tentatively | Verification passes |
| Flooring installer | When flooring is ordered | Paint is finished |
| Window treatment installer | When products are ordered | Paint and flooring are finished |
| Movers | After the painter's dates are firm | Flooring is finished and aired out |
Common questions
Can odor work start before closing?
Only with the seller's written permission, and most sellers and lenders are reluctant to allow work on a home the buyer does not yet own. Assessments and scheduling before closing are far more common than actual treatment.
What if I have to move in right away?
Live in the rooms with the lowest scores first, keep the worst rooms closed, store belongings in the garage or a storage unit, and work through the house one zone at a time. It takes longer overall but is workable.
General information for Cherry Creek, not a quote or professional advice. In an emergency, call 911.