Final Walk-through Checklist

Prior to closing – What takes place during the final walk-through
The final walk-through is your last chance, prior to you taking ownership of the home, to ensure that: 
  • All agreed upon requested repairs have been completed.
  • No new repair or maintenance issues have come up since the inspection.
  • All of the agreed-upon fixtures, appliances, furniture, and other items detailed in the purchase agreement are still in place in the home.
  • All systems and appliances that the seller indicated to be functioning properly at the time of the purchase offer are still functioning properly.

Unfortunately, things can and do happen during the seller’s move-out process, while the house sits vacant or because the seller or tradesperson failed to properly complete a repair item.

The Walk-through

  • When should the final walk-through take place?

    When should the final walk-through take place? 

    Ideally, the final walk-through should take place as close to the escrow closing date as possible (usually 2 – 5 days before).  The seller’s possessions should be completely moved out, which gives you a better look at the home while it is vacant (Especially for any issues that furniture or appliances may have concealed).  The thing to avoid is – Taking possession of your new home and finding out that a problem emerged since you were last in the house, when you first viewed it as a prospective buyer, which may have been weeks ago.

  • Who should be present during the final walk-through?

    Who should be present during the final walk-through? 

    Generally, the buyer and the buyer’s real estate agent are the only people required to attend a final walk-through.  If the buyer makes a specific request for the seller to attend, then in this case the seller’s real estate agent should also attend.  It is also at the buyer’s discretion whether they would like the home inspector or any of the professionals who made repairs to be present.  


    For the buyer – this may result in an additional charge from the inspector.  However, the extra charge will be well worth it in ensuring all the work was done properly.

  • How long does a final walk-through take?

    How long does a final walk-through take? 

    The time will depend on the size of the home.

    For 1,500 SF home – it may take only about 30 minutes.

    For larger home – it can take 1 – 2 hours. 

    Anticipate additional time if the home has additional features such as: Swimming pool, Spa, Electric gates, power awnings, storage areas, sprinkler systems, etc.

There is no need to rush – you want to be sure there are no surprises when you move in.

What should a buyer bring to the final walk-through?

  • Your original purchase agreement, specifying what terms you and the seller agreed to
  • Any written agreements between you and the seller about the repairs (Addendums, Counter offers, etc.)
  • The [Home Inspection Report] – in particular, the summary pages of necessary repairs
  • A notepad to take notes
  • A cell phone with a camera and/or video feature to document any new damages or concerns
  • An electrical outlet tester or night light to check the electrical outlets
  • And – this final walk-through checklist

During the final walk-through, you will want to ensure that all parties have fulfilled the terms of their agreements.

What should a buyer look for during a final walk-through?

Keep in mind that the walk-through is NOT another home inspection.

This is not the time to bring up entirely new items that you or your inspector did not discover during the physical home inspection.  This is an inspection to ensure that the house reflects the condition which you remember when you made the purchase offer.

Final walk-through checklist

 

Prior to the final walk-through – determine the following:

  • Be sure the water, electricity, and gas are all on.
  • Have all the agreed-upon repairs been completed and to your satisfaction?
  • Are all the agreed-upon items that were to be included in the sale still in the home? (Such as: appliances, mirrors, window treatments, built-in shelves, etc.)
  • Has the seller removed all their personal belongings, trash, etc.

 

Home exterior – Things to check:

  • Do the garage doors open correctly? Check the garage remotes and the garage button inside the garage to open/close the doors.
  • Does the doorbell work?
  • Is the mailbox in good shape?
  • Do the rain gutters and roof look ok and intact from the ground level?
  • Did the seller leave behind trash or other items such as: old furniture, personal items, old paint, yard chemicals, cement mix, etc.?
  • Are there any signs of pests such as: Decayed wood from termites or rodent droppings?


Home interior – Things to check:

  • Run all major appliances to make sure all are working properly.
  • Check if the refrigerator and freezer are running.
  • Turn on the heating and cooling (HVAC) system.
  • Turn on the garbage disposal.
  • Check and run exhaust fans in the kitchen (above the stove) and in bathrooms.
  • Check all water faucets by running both hot and cold water.
  • Ensure that sinks drain properly and that pipes and faucets do not leak.
  • Flush all the toilets and check for leaks to ensure they work and the tanks fill correctly.
  • Run water in all the showers and bathtubs.
  • Test the ceiling fans and light switches in every room.
  • Test all electrical outlets to be sure they work (especially the ones that may have been repaired).
  • Look for any new evidence of mold (especially in the corners of rooms and places that were previously covered by furniture).
  • Open and close all the doors and windows to make sure they do not stick and that they lock and work correctly.
  • Check for any missing window screens.
  • Check all the walls, floors, baseboards, ceilings, crown molding.
  • Did the seller make all agreed-to repairs?
  • Are there any signs of new damage after the seller moved out?
  • Are all the fixtures intact?


Fixtures are things such as: lighting fixtures, ceiling fans, blinds, doorknobs, and built-ins. These items should Not be removed unless their removal was agreed to in purchase agreement. These items are different from personal property such as: table lamps, free-standing book cases, etc. which can be easily moved from room-to-room.

  • What part does the seller play in the final walk-through?

    What part does the seller play in the final walk-through? 

    The seller must leave the house in “broom swept” condition, meaning: vacuumed, swept the floor, wiped down the countertops in the kitchen and bathrooms.


    The seller must leave behind anything they agreed to in the purchase agreement.

    The seller cannot decide after the fact that they want to take the chandelier or window treatments along to their next home. 

    It’s also Not acceptable for sellers to leave behind personal belongings that they just do not want or need anymore, such as: old clothes, tools and other gear, or just plain junk.


    If damage occurred while removing pictures, televisions, or anything else affixed to the walls or installed – the seller should make these repairs.

    Sellers should also review the agreed-upon purchase agreement any requests for repairs from the buyer to be sure they repaired everything on their list and left behind all the items they agreed to leave.


    Mistakes, as well as inadequate repairs do happen – especially in rush to make the closing date and this is why a final walk-through is so important.

  • What happens if a problem should arise?

    What happens if a problem should arise? 

    Open communication is the key to solving most walk-through problems.

    First, talk to your real estate agent about the problem.

    Your real estate agent will then speak with the seller’s agent and explain the issue. 

    It is important to let the real estate agents on both sides serve in their designated roles so that you will likely come to an amicable solution. 

    Most real estate agents will inform you that problems emerging during the final walk-through are rare but do happen occasionally.

If you find a problem that you cannot resolve on the spot, here are 2 common courses of action:

You can delay closing until the repairs can be finished or new repairs are completed.

In some cases, it may make sense to negotiate appropriate compensation (seller credit) and take care of the repairs yourself.

The least attractive option is to back out of the transaction – which no one really wants. You and the seller are both vested in making it successfully to closing, which is why walk-through issues are usually resolved in a reasonable amount of time.

The final walk-through may prompt some anxiety on your part (and also on the seller’s part). However, most of the time the final walk-through goes rather smoothly.