The Final Walk-Through: What to Look For

Melanie 

Ortiz Reyes

Content Specialist

The final walk-through happens in the last 24 hours before closing, and it has one job: confirming that the home is in the same condition it was when you agreed to buy it. Not a general inspection. Not an opportunity to fall in love with the kitchen again. You're there to verify.

Most buyers treat it as a formality. That's a mistake. Issues discovered after closing become your problem and your expense. The walk-through is your last real leverage point in the transaction.

Here's what to focus on when you get there.

Verify Every Repair the Seller Agreed To

Before you leave for the walk-through, pull out your inspection report and the seller's repair addendum. Every item the seller agreed to fix should be done, not in progress, not scheduled for next week. Bring the paperwork with you.

For anything major, ask for receipts or permits. A licensed contractor who replaced a water heater or patched a roof should have left documentation. Work done without required permits can create problems at resale, and that problem will land on you. 

If something was supposed to be fixed and isn't, that conversation needs to happen before you sit down at the closing table. 

Confirm the Seller Has Moved Out Completely

The home should be empty and clean unless your contract says otherwise. Sellers sometimes leave things behind, and that can mean anything from a broken piece of gym equipment in the garage to furniture they assumed you'd want to keep. 

Walk every room, including the attic access, basement, garage, and any outbuildings included in the sale. If the seller left things that weren't part of the deal, you have standing to request their removal or a credit before closing. 

While you're at it, make sure the fixtures and appliances that were included in the sale are still there. Sellers have swapped out light fixtures, taken window treatments, and removed appliances that were supposed to convey. If it was written into the contract, it should still be in the house. 

Check for New Damage

A lot can happen between inspection day and closing day. Moving heavy furniture out can gouge hardwood floors or damage walls. A roof issue that looked minor before can get worse. Appliances that tested fine during the inspection can stop working. 

Walk through with fresh eyes and look specifically for things that weren't there before. Check floors in every room for new scratches, gouges, or water staining. Look at walls near doorways and hallways where movers tend to cause damage. Scan ceilings for new water marks or discoloration. Open and close every window and door to make sure they still operate and lock correctly. 

Test All Systems and Appliances

Run everything. Buyers often move through this step too quickly, and it's worth slowing down. 

HVAC: Run the heat and the air conditioning even if the weather doesn't call for it. You want to confirm both functions before closing.

Plumbing: Run all the faucets, flush every toilet, and check under sinks for any signs of leaking. Turn on the shower in each bathroom. Run the dishwasher through a short cycle if you can.

Electrical: Test every outlet, not just a few. Flip every light switch. Check the panel to make sure no new breakers have been tripped or fuses replaced.

Appliances: Run the oven, check all burners, test the refrigerator, garbage disposal, and any other appliances included in the sale. If a washing machine hookup is included, verify the connections are intact.

Water heater: Check that it's on and set to a reasonable temperature.

Look at the Exterior

Walk the full perimeter before you leave. You're looking for anything that changed since your last visit: storm damage, new cracks in the driveway, erosion near the foundation, or missing downspout sections. Test the garage door opener and confirm the code works if one was included in the sale. 

Confirm Utilities Are Still On

Utilities should stay active through closing so you can run your checks. If you arrive and the power or water has already been shut off, get your agent on the phone immediately. 

What to Bring

Bring your purchase agreement, the seller's repair addendum, your original inspection report, and a way to take photos. Notes from any previous visits are useful too.

If something comes up during the walk-through, photograph it and contact your agent right away. Depending on what you find, you may be able to request a repair before closing, negotiate a credit, or in more serious situations, delay the closing date. Your agent can help you figure out the right move.

Worth knowing before you get there: the home inspection earlier in the transaction is where structural and mechanical issues are typically identified. You can read more about what to watch for in Common Red Flags During Home Inspections. The walk-through is not a repeat of that process, it's a confirmation that nothing has changed. And long before the inspection, your showings were where you decided the home was worth pursuing at all. A checklist for that stage is available in Don't Miss These: A Checklist for Your Next Home Showing. Each step covers different ground, and knowing what belongs where keeps you focused when it matters. 

If you have questions about what to look for or how to handle something you find, a knowledgeable buyer's agent can walk you through it. 

_{This article is intended for general informational purposes only and does not constitute legal, financial, or real estate advice. Always consult a licensed professional before making decisions based on this information.}