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You’re almost there — the papers are ready, the inspection done, the boxes are packed, and in just a day or two, the home will be yours. But before you sign, there’s one last step that could make a huge difference: the final walkthrough.
This is your last chance to confirm the property is in the condition you agreed upon. A focused 20 minutes now could save you thousands in repairs, legal headaches, or unexpected costs later.
What Is a Final Walkthrough?
A final walkthrough is a buyer’s opportunity to inspect the property right before closing to ensure:
- The home is in the same (or better) condition as when the offer was made
- All agreed-upon repairs have been completed
- No new damage has occurred since the inspection
- Nothing that should stay with the property has been removed
This isn’t a full inspection, it’s a targeted check to verify that everything is ready for you to take ownership without surprises. Skipping it is like accepting a package without opening the box to make sure what’s inside matches what you ordered.
When It Happens and Who Should Be There
Final walkthroughs typically occur 24–48 hours before closing. You’ll want to be there with your real estate agent, who can help spot issues, take notes, and negotiate any last-minute fixes or credits if needed. Sellers generally aren’t present, which helps you focus on evaluating the property objectively.
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The Final Walkthrough Checklist (And Why Each Step Matters)
Before you dive into the details, grab your free printable checklist so you can take it with you on walkthrough day.
Download the Final Walkthrough Checklist (Google Doc)
Bring your purchase agreement and inspection report so you can confirm the seller delivered exactly what was promised. 86% of homebuyers discover at least one issue during their final walkthrough, so this isn’t just a formality, it’s your last chance to avoid expensive surprises.
1. Repairs and Agreements
Check: Confirm that all agreed-upon repairs are complete and meet professional standards. Ask for receipts or warranties for the work.
Why it matters: Without documentation, it’s hard to prove repairs were done or to make warranty claims later. If a seller promised to fix the roof and didn’t, you’d be responsible for that cost after closing, often without any legal recourse.
2. Appliances and Fixtures
Check: Test every major appliance (stove, oven, dishwasher, washer, dryer, refrigerator) and ensure all fixtures (light fixtures, fans) work.
Why it matters: Repairs or replacements for appliances can run into hundreds of dollars per incident. In fact, appliance repairs typically range from $100 to $400 (fixr) with labor, parts, and service calls adding extra cost. If an appliance fails after closing, even if it worked during inspection, the cost falls squarely on you.
3. Plumbing and Water Systems
Check: Run water in sinks, tubs, and showers. Test both hot and cold water, check water pressure, and ensure proper drainage. Flush all toilets.
Why it matters: Plumbing issues can be hidden until you actively test the system. Discovering a leak or poor water pressure after closing could mean expensive repairs and potential water damage.
4. HVAC and Utilities
Check: Test the heating and cooling systems in all modes. Verify that gas, water, and electricity are operational.
Why it matters: HVAC repairs can be some of the costliest home expenses. If the system isn’t functional, you could be facing a multi-thousand-dollar replacement right after moving in.
5. Doors, Windows, and Locks
Check: Open and close every door and window. Confirm locks, latches, and seals are intact.
Why it matters: Broken locks and seals compromise security and can lead to water or air leaks, driving up energy costs and reducing safety.
6. General Condition of the Property
Check: Look for new damage to walls, floors, ceilings, or exterior spaces. Make sure nothing that should remain, like curtain rods, built-in shelving, or agreed-upon furniture, has been removed.
Why it matters: Sellers sometimes unintentionally (or intentionally) remove fixtures that were part of the sale. Identifying this before closing gives you leverage to resolve it.
Document Everything
If you spot an issue:
- Photograph or video it immediately
- Note it in writing
- Have your agent send a written notice to the seller before closing
Why it matters: Documentation is your only proof if a dispute arises. Without it, you’re relying solely on memory and conversation, which rarely holds up in negotiations.
What to Do If You Find a Problem
Depending on the severity, you can:
- Request the seller complete the repair before closing – This is common for straightforward fixes with clear timelines, like replacing a broken appliance or patching a leak.
- Negotiate a credit to cover the repair costs – Often the most common route, especially if the repair could delay closing or the buyer prefers to choose their own contractor.
- Postpone closing until the issue is resolved – Less common, but used when the problem is significant enough to impact the home’s safety, functionality, or value.
Your agent’s role is crucial here, they can quickly draft the necessary addendums or agreements to protect you.
Start Your Home Documentation from Day One
The final walkthrough is the perfect time to begin building a digital home binder.
With HouseFacts, you can:
- Store repair receipts, appliance manuals, and warranties in one place
- Keep a digital photo/video record of the property’s condition on closing day
- Organize maintenance schedules so nothing falls through the cracks
Why it matters: If you ever need to file an insurance claim, prove home value during resale, or show a timeline of repairs, having this documentation can save you significant time and money.
Protect Your Investment Before You Sign
A final walkthrough isn’t just a formality, it’s your safeguard against starting homeownership with costly problems. Use this time to confirm everything you’ve agreed on is in place, and set yourself up for success with a system to keep your home organized from day one.
Ready to start your new chapter with confidence?
See how HouseFacts can help you track and protect your home’s value.
