It’s the Final Walkthrough (do do do dooo): What It Is and Why It’s Important.

The final walkthrough is an important step when nearing the end of the home-buying process. As a Buyer, it’s a chance for you to inspect the property before closing and ensure everything is in order. The walkthrough is typically completed on the day of closing. It allows you to confirm the home’s condition is as good or better than when you signed the contract, any agreed-upon repairs have been made, all of the Seller’s contents (and the Seller) are gone, and there are no new issues.

Why is a final walkthrough important?

A final walkthrough is important because it gives you peace of mind, knowing everything is in order before you take ownership of your new home. It’s an opportunity for you to inspect the property one last time and ensure that everything is as it should be. It also allows you to confirm that any agreed-upon repairs have been made and that there are no new issues.

Who should conduct a final walkthrough?

Typically, only you and your real estate agent attend the final walkthrough. The Seller and their real estate agent usually don’t attend. This allows you to inspect the property at your leisure without feeling pressured.

Should you skip a final walkthrough?

While this varies widely, the answer is likely no; you should never skip a final walkthrough. A final walkthrough ensures everything is in order before you take ownership of your new home. Skipping a final walkthrough could mean unwittingly taking on a significant financial burden, paying for a repair you’d already negotiated with the Seller to cover, or worse.

What about seller repairs?

The final walkthrough allows you to confirm that any agreed-upon repairs have been made. If repairs aren’t completed, it’s up to you whether or not you want to proceed with closing on your new home. It would be best if you always negotiated to have proof of repairs supplied to you as a Buyer in the form of receipts or invoices and have these provided before the walkthrough. 

What if I find issues during the walkthrough?

If you find issues during your final walkthrough, then it’s important to address them with your real estate agent as soon as possible. Depending on what problems are found, it may be necessary to delay closing until they can be resolved.

Here are some tips for conducting a final walkthrough:

• Give yourself ample time to inspect the property as thoroughly as you wish. Consider this if the home is on the larger end and has many features.
• Bring a copy of your inspection report and other relevant paperwork, such as repair invoices and contract addendums related to repairs or special arrangements.
• Inspect every room in the house.
• Make sure the home is clean. Most contracts state the house should be “broom swept,” which is vague but doesn’t mean the Seller must hire a professional service to perform a top-down home cleaning. However, the house should not be “gross” either.
• Check for any signs of new damage, such as cracks or holes in the walls, leaks, damaged flooring, etc.
• Test all appliances and fixtures to make sure they’re working correctly.
• Ask your real estate agent any questions you have.
• Be reasonable. Not every hole in the wall from hanging pictures will be patched and painted before you take possession.

Common final walkthrough issues:

• Incomplete Repairs: The Seller might have promised to make sure repairs after the home inspection, but they either weren’t completed or were done poorly.
• Property Damage: This can result from the Seller’s move-out process. Scratches on walls or floors, broken fixtures, or damaged landscaping are common.
• Missing Fixtures or Appliances: Sometimes, sellers might remove fixtures, appliances, or other items included in the sale agreement.
• Garbage or Leftover Items: Sellers might leave behind unwanted items, trash, or debris, especially in areas like the attic, basement, or garage.
• New Mechanical Issues: Appliances, HVAC systems, or plumbing fixtures working during the home inspection might malfunction or break down in the interim.
• Utility Issues: Problems with the electrical system, water, or gas might arise, especially if the home has been vacant for a while.
• Pest Issues: New signs of pests, such as rodents or insects, might appear.
• Water Damage or Leaks: This can be due to various reasons, including weather events or plumbing issues.
• Issues with Agreed-Upon Items: If the Seller agreed to leave certain items behind, like window treatments, furniture, or outdoor equipment, they might be missing or damaged.
• Locks and Security Systems: Sometimes, sellers might change locks or not leave behind information or codes for security systems.
• Unexpected Occupants: In rare cases, people might still live on the property or even squatters.
• Landscaping Changes: Plants might be removed, or the yard might be in a state of neglect. Or, in the ultra-rare case (yes, this has happened to me), they may have taken all of the newly laid sod!

Don’t hesitate to speak up about any issues during the final walkthrough. Your real estate agent can help you negotiate with the Seller to resolve them before closing or make arrangements to negotiate credits.

Conclusion

A final walkthrough is an essential step in buying a home. It provides an opportunity for you to inspect your new property one last time before taking ownership and ensures that everything is in order. Skipping this step could lead to unforeseen problems down the road.