The final walkthrough is one of the last steps to buying a house. But this isn’t the time to let your guard down. You don’t own the home yet.
If you’re a first-time home buyer, you might wonder what to expect and look for. We’ll go over all of that and include some tips for when you actually do the walkthrough.
How Do Final Walkthroughs Work?
The final walkthrough is the buyer’s last chance to look at a home before closing on the property. The walkthrough takes place after the home inspection, so the buyer and seller should have already negotiated repairs. The buyer should inspect the house thoroughly to ensure that any repairs the seller agreed to have been made and everything looks as it should.
The final walkthrough usually happens within a day of your closing date. Your real estate agent should coordinate the timing with the seller’s agent. In most cases, you and your real estate agent will have the place to yourselves – although, sometimes the seller’s agent is present.
What can buyers demand at the final walkthrough?
A final walkthrough isn’t a formality. As a buyer, you still have the option to make requests. For example, if a seller didn’t complete a repair they agreed to, you have the right to ask them to complete it. You can also ask for seller repairs on new issues you find.
Remember, almost everything at this stage is a negotiation. But just because you ask the seller to do something, doesn’t mean they will. We’ll go over your options as a buyer in more detail later.
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Final Walkthrough Checklist
We’ve put together a checklist to help ensure you don’t miss anything when you do your walkthrough.
1. Has the seller made agreed-upon repairs?
Assuming the house isn’t being sold as-is, the seller may have agreed to make some repairs. This is your last opportunity to verify those repairs were completed and that you’re satisfied with the quality of the work.
When it comes to repairs, don’t just take the seller’s word for it. Inspect the areas in question for yourself and make sure they’re working properly.
2. Has the seller completely moved out?
Moving is enough of a hassle without worrying about other people’s stuff. Make sure the seller has completely moved out of the home. Here are some places to check:
- Closets
- Cabinets
- Attic
- Basement
- Garage
- Shed
- Any other storage areas
If the seller has lived in a place for a long time, it’s possible they’ve simply forgotten they stored things in some of these places. Taking the time to do a thorough sweep will make sure any items left behind are the seller’s responsibility and not yours.
3. Check the appliances
First, make sure any appliances that were supposed to stay are still there. Next, don’t be afraid to turn things on and make sure they work. At this point, it makes sense to start thinking of this house as yours. Don’t be shy about heating up the oven or running the dishwasher.
Here’s a list of appliances to check:
- Dishwasher
- Washer and dryer
- Oven and stove
- Microwave
- Refrigerator
- Garbage disposal
Anything you can get the seller to agree to fix before moving in puts money back into your pocket.
4. Check the electrical system
Go through the house room by room and make sure all the lights turn on and all the outlets work. A simple way to check the outlets is to bring a cellphone charger with you. If your phone registers as charging when you plug it into an outlet, you know it works.
It’s also worth examining the circuit breaker and making sure there’s no exposed wiring anywhere in the house.
5. Check the plumbing
Turn on all of the faucets. Make sure the toilets flush and the shower works. Take note if there are issues with the water pressure or if the hot water doesn’t work.
Remember, this is your last chance to discover issues with the home as a prospective buyer. Once you’ve closed and the keys are yours, any issues that come up are yours to deal with.
6. Check the HVAC
Take the time to adjust the thermostat and verify that the heating and cooling systems are working properly. Make sure to listen for any unusual noises and check for suspicious odors coming from the system. These can be signs of bigger issues.
7. Check windows and doors
Check all of the windows and doors in the home. Make sure they open and shut properly and that you can lock and unlock them.
8. Check the floors, walls and ceilings
You want to look for any signs of damage you may have missed before, like cracking or water damage. Discoloration on the ceilings can also be an indicator of an issue. Pay particular attention to corners and consider bringing a flashlight for darker rooms.
With the floors, look for any sagging or uneven areas. If there’s tiling or carpet, make sure they’re in a condition that meets your expectations.
9. Check the exterior
Walk around the entire property. You’re looking for visible damage or any noticeable changes since your last visit.
Make sure to check these areas:
- Roof
- Gutters
- Siding and exterior walls
- Driveway
- Yard
- Fences or gates
- Decks and patios
If there are any special amenities, like a swimming pool, you’ll also want to take a close look at those.
1. Check seller repairs
- Verify repairs meet your standards
2. Verify the seller has completely moved out
Check the following places:
- Closets
- Cabinets
- Attic
- Basement
- Garage
- Shed
- Any other storage areas
3. Check appliances
- Dishwasher
- Washer and dryer
- Oven and stove
- Microwave
- Refrigerator
- Garbage disposal
4. Check the electrical system
- Lights
- Outlets
- Ceiling fans
6. Check the HVAC system
- Thermostat
- Heating/cooling works
- No strange noises or unusual smells
7. Check windows and doors
- Verify they open and close and that you can lock and unlock them
8. Check floors, walls and ceilings
- No cracking, dents, holes or signs of water damage
9. Check the home’s exterior
- Roof
- Gutters
- Siding and exterior walls
- Driveway
- Yard
- Fences or gates
- Decks and patios
What if There Are Issues During the Final Walkthrough?
If issues reveal themselves during your walkthrough, the first thing you should do is document them. Take detailed notes and pictures to validate your descriptions.
You should consult your real estate agent about these issues before choosing any course of action. They have experience with these deals and should be able to advise you on the best way to proceed given the specific circumstances.
Depending on the details of your purchase agreement, you have options as far as next steps.
- Negotiate with the seller: You can still go back to the seller. If they aren’t willing to do the repairs themselves, sometimes they’ll credit the cost of the repairs back to you.
- Delay the closing: This is an option for more serious issues that can’t be resolved quickly. You’ll need to communicate with the seller as well as with your lender.
- Seek legal advice: If the seller is uncooperative and the issues are serious enough, you should consider talking to a real estate attorney. They’ll be able to advise you on more drastic options, such as legal action or walking away from the deal entirely.
Final Walkthrough Tips for First-Time Home Buyers
Final walkthroughs can be a bit nerve-wracking, especially if you’ve never done one before. Here are some tips to help:
- Bring your real estate agent: Not only are they an extra pair of eyes, but they can also advise you on specific issues and potential next steps
- Bring a copy of your home inspection report: This will allow you to look at any areas the inspector flagged for yourself and can serve as a checklist to ensure seller repairs were completed.
- Don’t be shy: This is probably one of the biggest purchases you’ll ever make. Take your time, ask questions and touch things. If all goes well, this will be your house soon.
How long should a final walkthrough take?
It depends on the size of the home. Make sure to examine every room and work through your checklist. It’s common for this process to take a couple hours.
Can a seller refuse a final walkthrough?
Probably not. They’re almost always included in purchase agreements. However, if the seller specifically negotiated this point in the offer they accepted, they could refuse one – although, this is extremely rare.
Can the buyer still walk away from the deal after the final walkthrough?
Yes, but there might be a financial cost. It depends on the laws in your state and the specifics of your purchase agreement – for example, inspection or appraisal contingencies. If you’re considering walking away from a purchase at this point, we recommend consulting a real estate attorney.
Don’t Skip the Final Walkthrough
Don’t lose focus this close to the finish line. Take your time with the walkthrough and make sure to talk about any issues with your real estate agent. Ideally, this will be a smooth process. But it’s better to find issues now than later, when you’re on the hook for repairs on top of your mortgage payment.