Your Final Walk-Through Checklist: What to Verify Before Closing on a Home

A final walk-through is a critical, last-minute inspection of a property conducted by the home buyer, typically 24 to 72 hours before the closing appointment. Its primary purpose is to ensure the property is in the agreed-upon condition, with all contractual obligations met, protecting your investment before you finalize the purchase. The core goal is to verify that no new damage has occurred, all negotiated repairs are complete, and the home is vacant and clean. Discovering significant issues at this stage can allow your agent to negotiate repairs, a seller credit, or even delay closing until problems are resolved.

What is the Purpose of a Final Walk-Through?

The final walk-through is not another home inspection. Instead, it’s your opportunity to confirm that the seller has upheld their end of the purchase agreement. This includes ensuring all requested repairs were completed professionally, the home is empty of the seller’s belongings, and all included systems and appliances are functioning. For new construction builds, there may be multiple walk-throughs, including one a few days before closing and a final check on closing day itself. Based on our experience assessment, rushing this process is a common mistake; you should block at least one hour to be thorough.

What Should You Check During the Final Walk-Through?

Use a systematic approach to avoid overlooking details. Bring a copy of your purchase agreement, a flashlight, and a phone for documentation.

1. Have All Agreed-Upon Repairs Been Completed?

If you negotiated repairs after the initial inspection, this is your chance to verify the work. Check that repairs are finished to a professional standard and haven’t caused secondary damage. For instance, drywall patches should be primed, painted, and textured to match the surrounding wall. Document any incomplete or substandard work with detailed photos and videos and provide this evidence to your real estate agent immediately. Request copies of repair receipts and warranties from the seller for your records.

2. Is the Property Vacant and Clean?

The seller should have removed all personal belongings. Check that items included in the sale, such as specific light fixtures or appliances, are still present. Conversely, ensure the seller hasn’t left behind unwanted items like old furniture or trash. Most contracts require the property to be left in "broom-clean" condition, meaning swept free of debris and trash. Open all cabinets, closets, the attic, and the garage to confirm they are empty.

3. Do All Systems and Appliances Function?

Test every major system to prevent unexpected costs after moving in.

• Appliances: Run the oven, dishwasher, and garbage disposal. Check that the refrigerator cools and the washer and dryer operate through a cycle.
• Plumbing: Turn on all faucets, flush every toilet, and look under sinks for leaks. Note water pressure and how long it takes for hot water to arrive.
• Electrical: Test outlets (especially GFCI outlets in kitchens and bathrooms), light switches, and ceiling fans. A simple outlet tester, available for under $10, can check for wiring faults.
• HVAC: Adjust the thermostat to ensure the heating and cooling system activates and air flows from all vents.

4. Are There Signs of New Damage or Infestation?

Walk through each room examining walls, floors, and ceilings for new scratches, stains, or cracks that weren't present during the inspection. Be alert for signs of water damage, mold, or pest activity, such as musty odors, droppings, or gnawed wood. These issues can indicate larger, hidden problems. Check the home’s exterior for damage from recent weather, ensuring siding, roofing, and landscaping are intact.

What Happens If You Find Problems?

Finding issues doesn’t necessarily cancel the closing. Your real estate agent will guide the next steps based on the severity.

• Minor Issues: For small, easily fixable problems, your agent may request a seller credit at closing to cover the cost of repairs you handle after moving in.
• Major Issues: For significant problems like incomplete repairs or broken systems, your agent can negotiate to delay the closing until the work is done. Alternatively, they may request that repair funds be held in escrow by the title company, which are released to you once the work is completed satisfactorily.

Do not attempt to contact the seller directly. Your agent is trained to handle these negotiations professionally and in accordance with your contract.

Final Walk-Through Pro Tips for Success

• Give yourself ample time, at least an hour, to avoid rushing.
• Bring your purchase agreement to cross-reference every included item and repair clause.
• Document everything with time-stamped photos and videos.
• Test everything. Don’t assume appliances or systems work.

The final walk-through is your last line of defense in the home-buying process. A meticulous inspection ensures you receive the property you agreed to buy and helps you avoid costly surprises after the closing papers are signed.