What the walk-through is for
The final walk-through isn't another inspection. It's a check that the home is in the condition your contract calls for. You're confirming that the seller made any agreed repairs, left what was promised and moved out without causing new damage.
When it happens
Usually within 24 hours of closing, often the day of or the day before. If the seller is still moving out, try to schedule it after they've left. Bring your contract, your list of agreed repairs and your agent.
Checklist
- Agreed repairs are finished, with receipts or warranties if promised
- Lights, switches and outlets work
- Faucets, showers and toilets run and drain
- Heating and air conditioning run
- Water heater works
- Included appliances are there and working
- Garage door openers and keys are left
- Windows and doors open, close and lock
- No new damage to walls, floors or ceilings
- No leaks under sinks or around appliances
- The seller's belongings and trash are gone
Items that should stay
Check your contract for what conveys. Built-in appliances, light fixtures, window treatment hardware and garage door openers usually stay unless the contract says otherwise. If something listed in the contract is missing, note it.
If something isn't right
Tell your agent right away. Depending on the problem, the seller may fix it before closing, give you a credit, or agree to hold money in escrow until it's fixed. Small issues are often settled quickly. Bigger ones may delay closing.
Don't sign closing documents until you understand how the issue will be handled.
Keep in mind that a home's condition can change between your inspection and closing. A storm, a frozen pipe or a rough move-out can cause damage the seller may need to address. That's exactly what the walk-through is meant to catch. Your agent can tell you what your contract says about the seller's duty to keep the home in the same condition until closing.
Tips
- Take photos and video as you go
- Bring a phone charger to test outlets
- Run water in each sink, tub and the dishwasher
- Leave time to go through each room without rushing
- Check the yard, deck and any outbuildings, too
- Note meter readings for utilities you're transferring
After the walk-through
Once you're satisfied, head to closing. Before you sign, make sure you have your homeowners insurance in place, since your lender needs proof of coverage before closing. Set up utilities in your name for the closing date so the lights and water stay on. Keep any repair receipts, manuals and warranties the seller leaves behind in one folder.
