What Should I Check During My Final Walkthrough Before Closing?

Your final walkthrough is a short visit, usually the day before closing or the morning of, to confirm the home is in the condition you expected and that agreed repairs are done. You're not re-inspecting the house. You're checking that nothing changed since you wrote the contract.

It's the last chance to catch a problem before you sign. The Consumer Financial Protection Bureau tells buyers to do a final walkthrough before signing any closing papers, and to confirm that agreed repairs were made and that anything the seller said would stay is still there.

What to bring

• A copy of your contract and any repair addendums
• Your inspection report, if specific items were flagged
• Listing photos, to compare how things looked
• A phone charger, to test outlets
• Your phone for photos and video

Most walkthroughs take 30 to 60 minutes. Don't rush. If you're short on time, tell your agent so it can be scheduled earlier.

The checklist

1. Agreed repairs. Confirm each item is done. Ask for receipts or the contractor's name. If something looks off, your inspector may be able to take another look.
2. Items that convey. Appliances, light fixtures, window coverings, garage door remotes and anything else listed in the contract should be there.
3. Appliances. Run the dishwasher, stove, oven, washer and dryer if they're staying. Check the refrigerator is cold.
4. Heating and cooling. Turn them on. In winter you can't fully test the AC, but you can see if it powers up.
5. Water. Run faucets, flush toilets, check under sinks for drips and look at ceilings for new stains. Run hot water for a minute.
6. Electrical. Flip switches and test outlets.
7. Doors and windows. Open and close them, and check the locks.
8. Walls, floors and ceilings. Look for new damage, especially where furniture used to be.
9. Basement and attic. Look for moisture, smells or anything that wasn't there before.
10. Outdoors. Check the yard, fences, gutters, driveway and garage. Make sure plants or fixtures that were supposed to stay are still there.
11. Debris and belongings. Unless you agreed otherwise, the home should be empty and clean.

What if something's wrong?

Tell your agent right away, before closing. Don't wait until after you sign, because your options shrink. Common ways this gets handled:

• The seller finishes the repair before closing.
• A credit at closing, so you can handle it yourself.
• Money held back at settlement until the issue is fixed.
• In serious cases, a delay in closing.

Get any agreement in writing. A verbal "we'll take care of it" is hard to enforce later. The CFPB also notes that you're not committed until you sign the closing documents, but walking away could cost you your deposit depending on your contract, so talk with your agent before making that call.

One thing buyers miss

A repair that was done isn't always done well. A fresh coat of paint over a stain, or a quick patch on a fixture, may not solve the root problem. If you have a doubt, ask for the invoice and your inspector's opinion.

FAQ

Is a final walkthrough required?

It's not a legal requirement in most cases, but I strongly recommend it, and many contracts allow for it.

How long before closing is the walkthrough?

Typically within 24 hours, either the day before or the morning of.

Can I do the walkthrough alone?

You can, but having your agent there helps. They know the contract and can write down issues right away.

What if the seller hasn't moved out?

Talk with your agent. Depending on your contract, you may have a possession date that is different from closing.

Should I take photos?

Yes. Photos and video give you a clear record of the home's condition.

Next step

Getting close to closing and want a second set of eyes on the process? Visit my buyer resources or contact me. Prefer a quick chat? Book a free 15-minute call at calendly.com/michaelwaderealtor/15min. No pressure.