Final Walk-Through Checklist: What To Look for Before Closing on a Home By Realtor.com

Picture this: You’ve found the right house and made an offer that was accepted. Everything looks good, your mortgage is approved, and you're ready to close. Before you sign the concluding paperwork and get the keys, there's one last step: the final walk-through.

The final walk-through is your opportunity to confirm the home is in the same condition it was when you agreed to buy it, and that any repairs the seller promised to make have actually been completed. It's not a second inspection, but it is your last chance to catch problems before the home officially becomes yours.

Here's what a final walk-through is, when it happens, what to look for, and what to do if something's wrong.

What a final walk-through is—and why it matters

A final walk-through is a brief inspection of the property that happens shortly before closing—usually within 24 hours of signing. Unlike the home appraisal, which determines market value, or the home inspection, when you hire a home inspector to evaluate the property's condition, the final walk-through is simply about confirming nothing has changed since those earlier evaluations and that all agreed-upon repairs have been made.

However, not only do you need to confirm that repairs and changes have been made, but that they’ve been done right. 

“The most common issue buyers almost miss is repairs that were completed, but not completed properly,” says Danielle Andrews, a real estate agent with Realty ONE Group Next Generation. “A seller may have addressed the item, but the quality of the work doesn’t always match what was agreed to. I always recommend buyers schedule a re-inspection with their original home inspector. It’s also smart to request receipts or invoices showing who completed the work.”

Most walk-throughs take 30 to 60 minutes. Your real estate agent will accompany you, and sometimes the seller's agent will be there as well. Bring your purchase agreement and any repair addendums so you can reference what was promised.

“At every walk-through, I pull up a copy of the contract and review exactly what personal property is supposed to convey, appliances, light fixtures, window treatments, so there’s no confusion,” says Andrews. 

When the final walk-through happens

The final walk-through typically happens the day before closing or the morning of closing day. Timing matters—you want to go as close to closing as possible so you can catch any last-minute issues, but you also need enough time to address problems if they arise.

“Real estate is real life, things aren’t always perfect. I’ve had HVAC systems stop working the day of closing, even when they were functioning days earlier. When that happens, we pause, assess the situation, and work toward a fair resolution before funds are released,” says Andrews.

If the seller hasn't vacated yet, you can request to reschedule. Walking through a cluttered home makes it nearly impossible to spot damage or verify that everything's in working order.

Final walk-through checklist: what to inspect

Come prepared for your final walk-through. Alex E. Edwards, principal broker of Thumbprint Realty, suggests bringing the original listing photos, a phone charger, and a new set of locks with a screwdriver to your appointment. 

“Use the photos to verify that the home’s fixtures remain exactly as promised, and plug the charger into every outlet to confirm the electrical system is functioning,” says Edwards. “It’s also vital to change the locks as soon as possible after closing for your security.” 

The most common issue that Edwards sees during final walk-throughs is the appliance swap. “Sometimes sellers show a home with high-end appliances and replace them with older models before moving out. If they are missing or malfunctioning at the walk-through, the seller is expected to provide a check at the closing table for brand-new replacements,” he says. 

Of course, everything in and around the home should be reviewed during this time. Here's what to check during your final walk-through:

• Agreed-upon repairs: Verify that any repairs negotiated after the home inspection were actually completed. If the seller agreed to fix the furnace or replace a broken window, confirm it's done and done properly.

• Appliances and fixtures: Make sure everything that was supposed to stay with the house is still there—appliances, light fixtures, window treatments, garage door openers. Check that they're all in working condition.

• Utilities: Turn on faucets, flush toilets, test light switches, and run the dishwasher and garbage disposal. Make sure water, electricity, and gas are all functioning.

• Walls, floors, and ceilings: Look for new damage—scuffs, holes, stains, or cracks that weren't there before. Pay special attention to areas where furniture was placed or removed.

• Windows and doors: Open and close every window and door to make sure they work properly and that locks are intact.

• HVAC system: Turn on the heating and cooling system to confirm it's working. If it's winter, you won't be able to fully test the AC, but you can at least verify it turns on.

• Exterior: Check that landscaping hasn't been removed, fences are intact, and the seller hasn't taken outdoor fixtures like mailboxes or house numbers that were supposed to stay.

• Garage and basement: Look for water damage, test garage door openers, and confirm storage areas are empty unless the seller agreed to leave certain items.

Bring a copy of the home inspection report if you want to double-check specific areas that were flagged earlier. Take photos or videos as you go—documentation helps if you need to address issues after closing.

What to do if something is wrong

If you find a problem during the walk-through, don't panic—but don't ignore it either. 

“The home must be delivered exactly as promised,” says Edwards. “Whether it’s finding the home hasn't been cleared of debris or discovering that key fixtures have been removed, I will hold funds in escrow or delay the signing.”

The solution depends on the severity of the issue.

• Minor problems: Small issues like a missing light bulb or a scuff on the wall can usually be addressed quickly. Your agent can contact the seller's agent to have these fixed before closing or negotiate a small credit.

• Agreed-upon repairs weren't completed: If the seller didn't follow through on negotiated repairs, you have leverage. You can delay closing until the work is done, ask for a credit at closing to handle it yourself, or renegotiate the terms. Don't close on the home until this is resolved—once you sign, you own the problem.

• Major new damage: If you discover significant damage that wasn't there during the inspection—like a broken appliance, water damage, or structural issues—talk to your agent immediately. You may need to delay closing, request a price reduction, or in extreme cases, walk away from the deal if your contract allows.

Before deciding on a price reduction or walking away, use an affordability calculator or mortgage calculator to understand how changes to the purchase price or unexpected repair costs affect your budget and monthly payment.

Your purchase agreement likely includes language protecting you if the home's condition has materially changed. Work with your agent and potentially a real estate attorney to determine your options.

What happens after the final walk-through

If everything checks out during the walk-through, you're clear to move forward with closing. You'll sign the paperwork, transfer funds, and officially become a homeowner. Your agent will coordinate the key handoff, and you can start moving in.

If issues came up during the walk-through and were resolved—repairs completed, credits issued—make sure you have documentation in writing before closing. Don't rely on verbal agreements.

The final walk-through is your last line of defense before closing day. You’ve done a lot of work already to confirm how much house you can afford—don’t let any last-minute issues derail your budget. It takes only an hour, but it can save you from costly surprises and ensure you're getting exactly what you paid for.

"Call Eli Torres at (832) 430-2107, for your home buying and selling needs."

Source: www.realtor.com