When Does the Final Walk-Through Happen?

The final walk-through is a standard and important step in a real estate transaction, serving as a buyer’s last opportunity to inspect the property before closing. This inspection helps ensure the home meets the agreed-upon conditions outlined in the purchase agreement. It acts as a final verification, providing a sense of assurance to buyers.

Timing of the Final Walk-Through

The final walk-through typically occurs as close to the closing date as possible, often within 24 to 48 hours beforehand. Some real estate professionals suggest scheduling it for the morning of the closing. This timing ensures the property’s condition has not significantly changed between the walk-through and the transfer of ownership.

Holding the walk-through immediately before closing minimizes the chance of new issues arising that could become the buyer’s responsibility after the sale is finalized. It also allows sufficient time for the seller to have vacated the premises, making it easier for the buyer to assess the property without personal belongings obscuring potential problems. While the exact timing can vary, the goal remains to conduct it as close to closing as feasible.

Purpose of the Final Walk-Through

The primary purpose of the final walk-through is to verify that the property is in the agreed-upon condition as specified in the purchase agreement. This includes confirming that all repairs negotiated after the initial home inspection have been completed properly. It also ensures that no new damage has occurred since the buyer’s last viewing or the initial inspection.

This process is not a substitute for a comprehensive home inspection, which is a more detailed assessment conducted earlier in the buying process. Instead, the walk-through is a final check to confirm that the seller has upheld their contractual obligations, such as leaving the property “broom-clean” and ensuring all included fixtures and appliances are still present and functional.

What to Examine During the Walk-Through

During the final walk-through, buyers should verify that all agreed-upon repairs from the inspection report have been completed. It is also important to check for any new damage that may have occurred since the last viewing, such as scuff marks on walls or chipped doorways from moving.

Buyers should also examine the following:

• Test all included appliances (stove, dishwasher, refrigerator, washer, dryer) for working order.
• Test electrical outlets, light switches, and plumbing fixtures (faucets, toilets, showers) for proper function and water pressure.
• Confirm all doors and windows open, close, and lock securely.
• Verify HVAC systems operate properly in both heating and cooling modes.
• Ensure seller’s personal belongings are removed (unless stipulated) and property is clean.

Handling Discovered Issues

If issues are discovered during the final walk-through, immediate and clear documentation is a first step. Buyers should take photos or videos of any problems and note their location and severity. Promptly notifying the real estate agent about these findings allows for timely communication with the seller’s agent.

The resolution process for identified issues can vary depending on their nature and extent. For minor problems, the seller might agree to fix them before closing, or a credit might be provided to the buyer at closing to cover the repair costs. For more significant issues, it may be necessary to delay the closing to allow the seller time to make repairs or for the parties to renegotiate terms. Funds can sometimes be held in escrow by the closing entity to ensure repairs are completed post-closing, releasing funds only upon confirmation of the work.