The Final Walkthrough: What to Check Before You Sign

Before you close on your home, you’ll have an opportunity to do a final walkthrough of the property. Since you’ll be days away from signing off on your home purchase, you’ll have a lot on your mind. Knowing what to look for on your final walkthrough is key to making sure nothing is missed.

What Is a Final Walkthrough and What Is It For?

The final walkthrough before closing is an inspection typically conducted within 24 to 48 hours of the closing. It’s your last opportunity to verify the property’s condition before you take ownership.

 The purpose of a final walkthrough is:

• To confirm that the property is in the same condition as when you made your offer. Sellers are required to maintain the property throughout the closing process, and the final walkthrough verifies that they’ve done that.
• To check that any repairs you negotiated after the home inspection have been completed to your satisfaction. For example, if the seller agreed to replace the water heater, repair foundation cracks, or re-shingle the roof, you’ll be looking for those during the final walkthrough.
• To verify that all items included in the purchase condition are still on the property. That might include appliances, light fixtures, and window treatments. Sellers may have removed these by accident, so this is your opportunity to correct that.
• To ensure that the home is vacant, clean, and has been cleared of the seller’s possessions. Although the home doesn’t need to have been deep-cleaned, it should be “broom clean,” with all trash and debris having been removed.

Note that a final walkthrough is not the same as a home inspection; you’re not looking for problems that you didn’t know about before. The purpose of the walkthrough is to ensure that the home is in the agreed-upon condition and that everything that was supposed to be done has been done.

Timing Your Final Walkthrough

When do you do a final walkthrough before closing? Optimally, as close to closing as possible, normally a day or two before. This leaves enough time for uncompleted work to be taken care of, but not enough time for anything substantial to change. It’s important to complete this step after the seller has removed their belongings, in case any damage occurs during move-out.

Your real estate agent will set up the walkthrough for you and coordinate with the seller’s agent. Both agents normally attend the final walkthrough with you.

Preparing for Your Final Walkthrough

Before your final walkthrough, assemble these items:

• A copy of your purchase agreement and any repairs that you negotiated
• Your home inspection report, which serves as a record of the property’s condition at the time of the home inspection.
• A smartphone or camera to document any issues you find.
• A notebook and pen to document issues in writing. Although photos can be helpful, you may want to write down additional information, such as the location and nature of each problem.
• A small tool kit with a flashlight, outlet tester, and tape measure.
• A small step ladder to help you access areas you can’t see from the ground.
• Your final walkthrough checklist.

Consider bringing your home inspector with you for the final walkthrough to verify that the requested repairs have been done correctly.

Final Walkthrough Checklist

Go through this list systematically during your final walkthrough.

Exterior

• Walk around the perimeter of the property
• Check roof for missing or damaged shingles
• Inspect gutters and downspouts for secure attachment and debris
• Examine foundation for cracks or damage
• Test exterior doors for opening, closing, and locking
• Test exterior lights, including garage, porch, and landscaping
• Inspect siding/brick/stucco for damage
• Check decks, patios, and balconies for stability and safety
• Verify fences and gates are intact and functional

Interior Rooms

• Test light switches and outlets in every room
• Open and close all the windows and verify the locks
• Test all doors for smooth operation and locking
• Inspect walls, ceilings, and floors for holes, cracks, stains, or scratches
• Look for new signs of water damage
• Test the heating/AC vents for air flow
• Verify all fixtures have remained
• Confirm window treatments match contract
• Check closets are empty and undamaged

Kitchen

• Test all appliances included in the sale
• Run dishwasher through a full cycle
• Check the stove burners and oven heat properly
• Verify refrigerator and freezer are cooling properly
• Test garbage disposal
• Test faucets for water pressure and hot water
• Check for leaks under the sink
• Open all the cabinets and drawers to check for smooth operation and condition
• Inspect the countertops for chips, cracks, and stains
• Examine the backsplash for loose or damaged tiles and water damage

Bathroom

• Test all faucets and shower heads for pressure and hot water
• Flush toilets
• Check for leaks around toilets and under sinks
• Test exhaust fans Inspect caulking around tubs and showers for gaps or deterioration
• Verify bathroom fixtures have not been removed

Systems and Utilities

• Adjust the thermostat to verify HVAC operation
• Inspect the water heater for leaks or recent replacement
• Test the smoke and carbon monoxide detectors
• Check the electrical panel for labeling and visible issues
• Test the sump pump by pouring water into the pit

Garage and Storage Areas

• Test the garage door opener
• Confirm the garage remotes are present and functional
• Check the basement for water intrusion or foundation cracks
• Verify that laundry appliances are present and functional
• Check the attic for leaks, insulation, and ventilation

Verify Repairs

• Check that all negotiated repairs were completed
• Review receipts, warranties, and permits as applicable
• Document incomplete or faulty repairs with photos

What to Do If You Find Problems During the Final Walkthrough

Discovering issues during the final walkthrough is common and doesn’t necessarily mean that the deal can’t go through. However, this is your last opportunity to address these problems. Photograph and document anything that you find and immediately inform your real estate agent. Your agent will advise you on next steps.

For serious problems, you can request that the closing be delayed until the repairs are done to your satisfaction. You can also negotiate a credit at closing to address the repairs yourself. In extreme cases, you can walk away from the deal.

Final Thoughts on the Final Walkthrough

It can be tempting to skip the final walkthrough or to rush through it. Buying a home is both exciting and stressful, and it’s a very busy time in your life, so you may find it difficult to approach the walkthrough calmly and objectively. However, it’s in your best interest to do a thorough job. Take your real estate agent with you for support and an extra set of eyes. If everything goes smoothly, you’ll soon sign off on your final paperwork and move into your new home!