📍 You’re almost at the finish line! Before closing, we’ll take one last walk through the property to make sure everything is as it should be.
The final walk-through is usually done the day before closing or on the day of closing.
🏠 What Is the Final Walk-Through For?
The final walk-through is exciting because Closing Day is right around the corner, but it has a very specific purpose.
This is not another home inspection, and it is not the time to decide whether you still like the house.
We are simply verifying that the property is in substantially the same condition it was in when you went under contract, taking into account any repairs or changes the seller agreed to make.
🔍 What Are We Looking For?
During the final walk-through, we are checking to make sure:
- The property is still in substantially the same condition as when you went under contract
- No new damage occurred while the sellers were moving out
- Any agreed-upon repairs or changes have been completed as required
- Items that were supposed to remain with the property are still there
- The sellers have removed their personal belongings unless something different was agreed upon
- There are no obvious new issues that developed before closing
If we walk in and discover a broken window, damaged flooring from moving furniture, or a new water leak, that is something we need to address before closing.
🚫 This Is Not Another Home Inspection
Your inspection period was the time to thoroughly evaluate the condition of the property and address inspection-related concerns according to your contract.
The final walk-through is not an opportunity to start that process over again.
We are not there to create a new repair list, conduct another full inspection, or reconsider conditions that were already present and known.
The question is simple: Is the property essentially in the condition we expected it to be in at this point in the transaction?
🔧 What About Repairs the Seller Agreed to Make?
If the seller agreed in writing to make certain repairs or changes before closing, the final walk-through gives us an opportunity to verify that those items appear to have been completed.
Depending on the type of repair, there may also be receipts, invoices, reports, or other documentation associated with the work.
If something does not appear to have been completed as agreed, tell us.
We need to know about the concern before you close so we can review the agreement and determine what needs to happen next.
📦 What About Damage From the Seller Moving Out?
Moving furniture, appliances, and boxes out of a house can occasionally cause damage.
That is one reason the final walk-through is usually done very close to closing. We want to see the property after the seller has moved out, or as close to that point as the transaction allows.
If the seller’s move caused new damage to the property, we will identify it and determine how it should be handled before closing.
🧹 How Clean Should the House Be?
This is one where expectations matter.
Unless your contract says otherwise, the home is generally expected to be broom-swept clean, not professionally or deep cleaned.
That means you should not necessarily expect freshly scrubbed baseboards, sparkling ovens, spotless cabinets, professionally cleaned carpets, or a home that looks like a cleaning crew just finished.
If a particular level of cleaning is important to you, that needs to be addressed in the contract rather than assumed at the final walk-through.
⚠️ What If We Find a Problem?
Finding something during the final walk-through does not automatically mean closing is canceled.
First, we will determine exactly what the issue is and compare it with the terms of the purchase agreement and any repair agreements or amendments.
Depending on the situation and the contract, there may be a way to resolve the issue before closing or otherwise address it so the transaction can move forward.
Do not wait until after closing to mention something you noticed during the walk-through. Tell us right then so we can help determine what needs to happen.
🚏 Before We Head to Closing...
Here are a few questions buyers often have about the final walk-through.
🤔 Can I back out because I changed my mind about the house?
The final walk-through itself is not a new opportunity to reconsider the purchase simply because you changed your mind. Your rights and obligations are governed by the terms of your purchase agreement.
🔎 Can I bring my home inspector back?
The final walk-through is not intended to be another home inspection. If there is an unusual circumstance that makes additional professional evaluation appropriate, talk with us before making arrangements.
🔧 What if an agreed-upon repair does not look right?
Tell us immediately. We will review what the seller agreed to do and determine what documentation or additional steps may be appropriate.
📦 What if the seller left things behind?
Let us know. We will look at what the contract requires and determine how the remaining property should be handled.
🧹 Should I expect the house to be spotless?
No. Unless your contract specifically requires something different, expect broom-swept clean rather than deep cleaned.
🏁 One Last Lap
The final walk-through is not about finding reasons not to buy the house. It is about making sure the home you are about to close on is the home you agreed to buy.
We will check that the property’s condition has not materially changed, agreed-upon work has been addressed, and no new damage occurred during move-out.
If everything looks as expected, there is only one stop left on our Roadmap.
Closing Day. 🔑🎉