How Many Days Before Closing Is the Final Walk Through?

A final walk-through is a key step in the home buying process, allowing buyers to inspect the property before closing. This inspection verifies the house’s condition immediately before ownership transfer. It serves as a final check to ensure everything is as expected and agreed upon in the purchase contract, helping prevent unexpected issues after the property changes hands.

Final Walk-Through Timing

The final walk-through typically occurs very close to the closing date, often within 24 to 48 hours beforehand, or even on the same day as closing. This timing allows buyers to confirm the property’s condition after the seller has moved out and before the final documents are signed. Scheduling it so close to closing minimizes the chance of new issues developing in the interim. While a few days before closing is common, the goal is to conduct this inspection when the home is unoccupied, providing a clearer view of its state. This timeframe offers a balance, providing enough time to address minor concerns without significantly delaying the closing if an issue is discovered.

Purpose of the Walk-Through

The primary objective of the final walk-through is to confirm that the property is in the condition agreed upon in the purchase agreement. It is not a substitute for a comprehensive home inspection, which typically occurs earlier in the buying process. Instead, this final check ensures that any repairs stipulated in the contract have been completed satisfactorily. Another purpose is to verify that no new damage has occurred since the previous viewing or inspection, particularly damage that might result from the seller’s moving process. Buyers also confirm that all fixtures, appliances, and personal property included in the sale are present and in working order. This verification helps protect the buyer’s investment and ensures compliance with the terms of the sale.

Key Inspection Areas

During the final walk-through, buyers should meticulously check various aspects of the property. It is important to bring a copy of the purchase agreement and any repair addendums to verify completed repairs.

Test all included appliances, such as the oven, dishwasher, refrigerator, washer, and dryer, to ensure they function correctly.
Run water in all sinks, flush toilets, and check for leaks under sinks.
Verify all electrical outlets and light fixtures are operational by plugging in a small device or testing switches.
Open and close all windows and doors to confirm they function properly and that locks are secure.
Inspect ceilings, walls, and floors for any new damage, such as scuff marks or holes, that may have occurred during the seller’s move.
Confirm the removal of all seller’s personal belongings and that the home is “broom-swept” clean.

Resolving Issues and Next Steps

If issues or discrepancies are discovered during the final walk-through, prompt communication with your real estate agent is important. Documenting these problems thoroughly, perhaps with photos or detailed notes, provides clear evidence. The resolution will depend on the severity of the issue, ranging from minor cosmetic fixes to significant damage. Common resolutions include the seller agreeing to make the necessary repairs before closing, offering a credit at closing to cover the cost of repairs, or renegotiating the terms of the sale. In some cases, funds may be held in an escrow account until the seller completes the repairs after closing. While significant issues could potentially delay the closing timeline, finding a collaborative solution benefits all parties involved in the transaction.