When Do You Do a Final Walkthrough When Buying a House?

The final walkthrough occurs just before the official transfer of ownership. It is a buyer’s last opportunity to inspect the property, confirm its condition, and ensure all agreements made during negotiations have been met. This inspection helps prevent unforeseen issues from becoming the buyer’s responsibility after closing.

Understanding the Final Walkthrough’s Role

The purpose of a final walkthrough is to verify the home is in the condition agreed upon in the purchase contract. This includes ensuring any negotiated repairs have been completed satisfactorily. It also confirms no new damage has occurred since the buyer’s last visit, such as during the seller’s move-out process. This inspection is distinct from a professional home inspection, which happens much earlier and identifies underlying issues. The walkthrough is a visual verification that the property remains as expected, with all agreed-upon fixtures and personal property remaining.

Optimal Timing for the Walkthrough

The optimal time to conduct a final walkthrough is within 24 to 48 hours before the scheduled closing date. This timing is important because it allows the seller sufficient time to vacate and clean the property, while ensuring the home’s condition is as close as possible to closing. Performing the walkthrough too early might allow new issues to arise, such as damage during the seller’s final move. Waiting until the last minute could leave insufficient time to address problems, potentially delaying closing. The buyer and their real estate agent are typically present, often without the seller, to allow for an unpressured inspection.

What to Examine During the Walkthrough

During the final walkthrough, a buyer should examine both the interior and exterior of the property. Begin by verifying that the home is completely empty of the seller’s belongings and that it has been left in a “broom-swept” or reasonably clean condition as specified in the sales agreement. Next, confirm that all items included in the purchase agreement, such as appliances, fixtures, or window treatments, are present and in working order. This includes testing all major appliances like the stove, refrigerator, dishwasher, washer, and dryer to ensure they function properly.

Inspect all plumbing fixtures by flushing toilets, running water in sinks and showers, and checking for leaks or drainage issues. Test the water pressure and confirm hot water availability. For electrical systems, turn lights on and off, test all outlets using a small device like a phone charger, and check ceiling fans and exhaust fans. Ensure all doors and windows open, close, and lock securely.

Review walls, ceilings, and floors for any new damage, such as scuffs, holes, or dents, that might have occurred during the seller’s move. Look for signs of water damage, mold, or pest infestation, especially in areas like bathrooms, kitchens, and basements. Also, check the heating, ventilation, and air conditioning (HVAC) systems by testing both heating and cooling functions.

Outside the home, inspect the roof and gutters from the ground, ensuring proper drainage around the foundation. Test garage doors and openers, and examine the condition of the siding, deck, and patio. Confirm that the yard is free of debris and that any landscaping included in the sale remains. It is advisable to bring a copy of the purchase agreement, the home inspection report, and a camera to document any findings.

Steps to Take After the Walkthrough

If issues are discovered during the final walkthrough, action is necessary. The buyer should document all problems with photos or videos and detailed notes. This documentation is then communicated promptly to their real estate agent, who will notify the seller’s agent. The goal is to resolve these discrepancies before the scheduled closing, as addressing them afterward can be significantly more challenging.

For minor problems, the seller might agree to fix them quickly or offer a small credit at closing to cover repair costs. For more substantial issues, negotiations could involve delaying the closing until repairs are completed, or agreeing to an “escrow holdback.” An escrow holdback involves setting aside a portion of the seller’s proceeds in an escrow account, managed by the closing agent or title company, to cover repair costs after closing. These funds are released to the buyer or a contractor once the work is completed and approved, providing financial protection and incentive for the seller to address them. If an agreement cannot be reached and issues are significant enough to violate the purchase contract, the buyer may have grounds to renegotiate the sale price or cancel the transaction.