The final walkthrough is a critical, non-negotiable step in the home buying process, conducted just before closing to ensure the property is in the agreed-upon condition. Based on our experience assessment, this last inspection is your final opportunity to verify that all contract terms have been met, requested repairs are completed, and no new issues have arisen since the home inspection. Successfully navigating this step helps prevent unexpected problems and costs after you take ownership.
A final walkthrough is not a second home inspection. The home inspection is a deep, technical evaluation of the property's structure and systems, typically conducted weeks earlier under a different contingency in the contract. The walkthrough, by contrast, is a verification check. Its goal is to confirm that the property's condition has not materially changed and that the seller has fulfilled all obligations outlined in the purchase agreement.
What Should You Bring to the Final Walkthrough?
Being prepared is essential for an effective final walkthrough. Arriving with the right documents and tools will help you conduct a thorough assessment. Your essential checklist should include:
- Your Purchase Agreement: This is the most important document. Have it on hand to reference any specific repair addendums or agreements about included fixtures and appliances.
- Repair Request Documentation: Bring any invoices, photos, or contractor reports related to agreed-upon repairs. This allows you to verify that the work was completed properly.
- A Notepad and Pen/Phone: To meticulously note any discrepancies, missing items, or concerns you discover.
- A Cell Phone Charger: To test all electrical outlets throughout the house.
- A Small Appliance: Like a nightlight, which is an easy tool for testing outlets.
What Does a Comprehensive Final Walkthrough Checklist Include?
A methodical room-by-room approach ensures you don't miss anything. Focus on these key areas:
1. Verification of Repairs and Systems
The core purpose of the walkthrough is to confirm that everything is in working order. Systematically test all major systems and verify repairs.
- Utilities: Turn the heating and air conditioning on and off to ensure they are operational. The utilities should already be switched on in the seller's name for this test.
- Plumbing: Flush every toilet, turn on all faucets (including showers and tubs), and check under sinks for any new leaks. Listen for unusual noises.
- Appliances: Test the stove, oven, dishwasher, refrigerator, and garbage disposal. Run each appliance through a cycle if possible.
- Electrical: Test every light switch and a representative sample of outlets in each room with your charger or small appliance.
2. Checking for Property Condition and Completeness
This step ensures the seller has left the property as stipulated in the contract and that its condition is unchanged.
- Fixtures and Chattel: Confirm that all fixtures (ceiling fans, light fixtures) and items agreed to remain (window treatments, specific appliances) are still present. Sellers sometimes mistakenly take items that were included in the sale.
- Structural Check: Do a visual spot-check of ceilings, walls, and floors for any new water stains, cracks, or damage that wasn't there during the inspection.
- Windows and Doors: Open and close a sampling of windows and doors to ensure they function correctly. Check that all storm windows and screens are present and undamaged.
- Exterior: Walk the perimeter of the house. Look for new damage from recent weather, such as loose siding or damaged gutters. Check that the seller has not removed plants or shrubs that were meant to stay.
3. Ensuring the Property is Vacated and Clean
The property should be broom-clean, meaning swept free of debris and trash.
- Check all storage areas, including the garage, basement, and attic, for leftover belongings, trash, or hazardous materials like old paint cans.
- Verify that the seller has left behind all keys, garage door openers, and any manuals or warranties for appliances and systems.
What Happens If You Find an Issue During the Walkthrough?
Discovering a problem does not necessarily mean the deal will fall through. The appropriate course of action depends on the issue's severity and your contract terms. Minor issues, like a missing remote control, can often be resolved by having the agent coordinate with the seller. For more significant problems, such as a failed appliance or an incomplete repair, your agent may recommend:
- Requesting an Extension: If a major issue is found, you can request to delay the closing until the seller rectifies the problem.
- Requesting a Monetary Credit: The seller may provide a financial credit at closing to cover the cost of the repair you will handle after moving in.
- Escrow Holdback: A portion of the seller's proceeds is held in an escrow account until they provide proof that the repair has been completed.
The final walkthrough is your last line of defense before homeownership. Taking the time to be thorough can save you from significant hassle and expense. Bring your checklist, be meticulous, and communicate any concerns immediately through your real estate agent to ensure a smooth transition into your new home.
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