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
- Odor or cleaning provider
- Book by
- Before closing
- Starts after
- Home is empty
- Trade
- Duct cleaner
- Book by
- Before closing
- Starts after
- Major dust-making removal is done
- Trade
- Painter
- Book by
- Before closing, tentatively
- Starts after
- Verification passes
- Trade
- Flooring installer
- Book by
- When flooring is ordered
- Starts after
- Paint is finished
- Trade
- Window treatment installer
- Book by
- When products are ordered
- Starts after
- Paint and flooring are finished
- Trade
- Movers
- Book by
- After the painter's dates are firm
- Starts after
- 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.