How to do the final walkthrough before you close on a home

The final walkthrough is an opportunity for a home buyer (often with their real estate agent) to do one last overview inspection of the home and identify any outstanding issues. This typically takes place after the seller has moved out and they have (hopefully) completed any negotiated repairs in the purchase agreement. It’s an important final step before completing the purchase because it allows the home buyer to make sure the home is in the same condition as it was when they agreed to purchase it.  

The final walkthrough should occur as close to the closing date as possible, ideally a day or two before. During the final walkthrough, the home buyer and their real estate agent will walk in and around the property checking a number of areas, ideally with the purchase agreement in hand for reference.

A final walkthrough differs from a property inspection, which is something you’ll have had a professional inspector handle earlier in the home buying process. 

A home inspection is a detailed inspection of the property that typically takes a few hours, after which the inspector will deliver a detailed inspection report to the home buyer about the state of the property. This is meant to give the home buyer a sense of what repairs the home may need now or in the future, and from there you can negotiate with the seller to see if they will handle any of these repairs before you complete the property purchase.

During a final walkthrough, there are a number of issues, inside and outside the house, to keep an eye out for. Bring a notepad, pen, and camera with you to take notes and document any issues you find.

Outside the home

• Check for debris around the property that should’ve been cleared.

• Inspect the gutters and roof—do they look sound from ground level?

• Check for signs of pests, like rodent droppings or rotting wood (which could be a sign of termites).

• Ring the doorbell to make sure it works properly.

• Check the mailbox to make sure it’s in working order and clearly labeled with the postal address.

• If there’s a garage, check that the door opens and closes smoothly.

Inside the home

• Turn every light switch and light fixture on and off.

• Turn on every water source or faucet and check for leaks under sinks.

• Test every appliance, including the stove burners.

• Make sure any appliances or furniture that the seller agreed to leave (such as a washing machine or fridge) are there and intact (connected and working properly).

• Flush all toilets.

• Open and close all doors and windows, checking locks and screens.

• Check for debris and whether a broom clean has been done.

• Test heating and air conditioning.

• Inspect ceilings, floors, and walls.

• Spot check for any mold.

• Check for any personal property the seller may have left behind that was not agreed upon.

If during the walkthrough you spot a few issues that give you and your real estate agent pause, here are a few things you can do:

• Ask the seller to hold money in escrow for repairs. This is your best option if the repairs will be pricey. You can request that money due to the seller be held in escrow until the seller fixes the problem.

• Agree to a concession. You can agree to a concession, which is often necessary in competitive markets. In this situation, the seller pays the buyer to handle the repair, and the closing date proceeds as planned.

• Delay the closing. You can ask to delay the closing until after the seller has repaired any issues.

• Sign an agreement for repairs after closing. If the closing date cannot be delayed, you and the seller can sign an agreement detailing the walkthrough summary and repairs that the seller agrees to handle after closing day.

 A final walkthrough is a crucial step before you buy a home. Skipping the final walkthrough could result in unforeseen expenses down the line, as you’d be passing up your opportunity to check out the property one last time before completing the purchase.

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