What to look for during your final walk-through

Quick insights

• The final walk-through is part of the homebuying process, allowing you to check on the condition of the home one last time before closing.
• A successful final-walk through requires you and your real estate agent to make sure the home is move in ready before you proceed to closing.
• If you discover any potential problems with the home during the final walkthrough, make sure that you report them to the seller prior to closing.

As a homebuyer, one of the last tasks before closing on a home is doing your final walk-through. This is a simple step but an important last check that can help reassure you that the home you’re buying is really move-in ready. Read on to learn how a final walk-through works and what to look for.

What is a final walk-through?

The final walk-through is an important part of the homebuying process that allows you to check on the condition of the home one last time before closing. This helps ensure any repairs that were agreed to in a purchase agreement have been made. It’s also a last chance to ensure the home is in the same or better condition than when you first agreed to buy it.

What happens at a final walk-through?

A final walk-through isn’t the same as a home inspection or appraisal. This is the last check before closing and usually occurs within a few days of closing. The only people who should need to attend are you and your real estate agent. In most cases, a final walk-through should only take about 15 minutes to an hour to complete.

Final walk-through checklist

When performing a final walk-through, you and your agent should consider the following and note any concerns.

• Overall condition: Is the house clean and in the same condition as when you agreed to the sale with the homeowner? Make note of any damage that has occurred since the inspection.
• Appliances: Do all appliances—such as the oven, dishwasher and refrigerator—work as expected? Test all appliances to make sure they work properly.
• Plumbing and water pressure: Is the water pressure strong and are there any lingering issues with the plumbing? To check, run all faucets, flush toilets and check for leaks and/or water damage.
• Electrical systems and lighting fixtures: Are all lights, light fixtures, fans and electrical systems functioning properly? To test, turn on all light switches and inspect all outlets.
• HVAC systems (Heating, Ventilation and Air Conditioning): Are all heating and cooling systems working correctly? Pay attention to any unusual noises or irregularities in operation.
• Doors and windows: Do doors and windows open and close smoothly and stay locked and sealed? To test them, open and close all windows and doors, and look for any drafts, damage or sticking.
• Foundation and structural integrity: Are there signs of cracks or structural issues with the foundation, walls, floors or ceilings? Look for water stains or bulging areas that might indicate problems.
• Exterior condition: Walk around the property to inspect the roof, siding, driveway and landscaping. Look for damage, missing shingles or potential hazards that may need attention. Also, check the condition of outdoor features, such as swimming pools, sheds and fencing.
• Keys, garage remotes and manuals: Did you receive all necessary keys, passcodes and access devices, including garage door openers, mailbox keys and any appliance or security system manuals? If not available during the walk-through, verify that all components will be handed over as part of the sale.
• Personal property: Has all personal property the seller agreed to remove been taken out of the home? This includes any furniture, tools, paint or other items that were not part of the sale.
• Safety and security features: Does the home have working smoke detectors, carbon monoxide detectors and security systems? Make sure they’re operational and that the seller has provided any necessary codes or keys.
• Pest control and infestation: Are there any signs of pests or infestations, especially in basements, attics or under porches? Ensure any pest control issues identified previously have been addressed.

What if you find issues during the final walk-through?

Hopefully, you’ll find a move-in ready home during the final walk-through. However, if you do find problems, it’s important to communicate them to the seller as quickly as possible.

If it’s a minor issue, request that the seller fix it before the closing. If not, you may need to renegotiate the final sale price. If the problem can’t be resolved, you may need to delay closing. In extreme cases, you may have to walk away from the sale or take legal action. This should only be done after getting advice from your real estate agent and a real estate attorney.

In summary

Your final walk-through is an important final step in the homebuying process. It’s a chance to make sure the seller has honored your purchase agreement and that there are no costly surprises waiting for you when you finally move into your new home. If you’re getting ready to buy a home and need a mortgage, talk to one of our home lending experts today.

Final walk-through FAQs

Can a buyer back out after the final walk-through?

While it’s possible to back out after the final walk-through, this should only be done in the event that it’s not possible to negotiate with the seller or the seller isn’t acting in good faith. Depending on your contingencies, you may be at risk of losing your earnest money or facing legal action if you back out after the final walk-through.

Do you get keys at the final walk-through?

Usually, no. The house still belongs to the seller until closing, so you won’t receive keys until then. If you or anyone working with you wants to access the house before closing, they will need to obtain express permission from the seller.

Does the house have to be empty for the final walk-through?

While the house doesn’t need to be completely empty, it's generally understood that the seller will be largely moved out of the house before the final walk-through. If there are any objects left behind that limit your ability to fully inspect the house for any damage, it should be discussed with the seller immediately.