Final Walk-Through: What to Check Before Closing

Complete final walk-through checklist for buyers: verify repairs, test systems, check condition, and ensure property is ready for closing.

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You're 24 hours from closing. You've wired your down payment. Tomorrow you get the keys. But first, one last visit to the house. The final walk-through. You have 30-60 minutes to verify the home is in the condition you agreed to buy it. What do you check? What if something's wrong?

The final walk-through is your last chance to catch problems before closing. It's not a home inspection. It's a verification that the seller has met their obligations: repairs completed, home in agreed-upon condition, nothing damaged or removed. Missing this step or rushing through it can cost you thousands.

In this article, you'll learn:

  • What the final walk-through is (and isn't)
  • When it happens and who attends
  • Complete room-by-room checklist
  • How to verify repairs were completed
  • What to do if you find problems
  • Your rights to delay closing
  • Real Seattle walk-through examples

This article is for you if: You're approaching closing and preparing for your final walk-through.

Table of Contents

What Is the Final Walk-Through?

Basic Definition

The final walk-through is your last visit to the property before closing, typically 24-48 hours before closing day. You verify the home is in agreed-upon condition, confirm repairs completed, and check that nothing was damaged or removed.

The purpose is to protect yourself, verify the seller's obligations were met, catch problems before closing, and ensure you're getting what you paid for.

This is not a home inspection. It's not time to discover new issues, renegotiate, or look for problems you should have found earlier. You're only verifying the agreed-upon condition.

When It Happens

Typical timing is 24-48 hours before closing, after the seller has moved out, before you wire money (ideally), and during business hours.

Seattle example:

  • Closing: Friday at 2pm
  • Walk-through: Thursday at 10am
  • Gives time to address issues if found

You can be flexible. The walk-through can be earlier (3-5 days before) or same day as closing (not ideal). Coordinate with your agent.

Who Attends

You (the buyer), your agent, and your spouse/partner (if applicable) should attend.

The seller (rare, not recommended), seller's agent, inspector (if verifying repairs), or contractor (if verifying repairs) may attend.

Lender, escrow officer, and attorney typically don't attend (unless an issue arises).

How Long It Takes

Typical duration is 30-60 minutes, longer for larger homes, and longer if verifying many repairs.

Don't rush. Take your time, check everything, take photos/videos, and ask questions.

What You're Checking For

Four Main Categories

1. Repairs completed:

  • Seller agreed to make repairs
  • Verify repairs were done
  • Verify repairs were done properly
  • Get documentation if possible

2. Home condition:

  • No new damage since inspection
  • No damage from moving
  • Everything in working order
  • Clean and broom-swept

3. Included items present:

  • Appliances that convey
  • Fixtures that convey
  • Window coverings
  • Other items in contract

4. Excluded items removed:

  • Seller's personal property gone
  • Items seller is keeping removed
  • No trash or debris left

What You're NOT Checking For

This is not a home inspection. Don't look for new issues, open walls or crawl spaces, test systems extensively, or try to renegotiate.

It's not a cleaning inspection. The seller must leave the home "broom clean" but not spotless. Minor dirt is normal. Don't nitpick.

It's not a final decision. You've already committed to buy. Only verify agreed-upon condition. Only major issues can delay closing.

Complete Walk-Through Checklist

Before You Start

Bring with you:

  • Copy of purchase agreement
  • Copy of inspection report
  • List of agreed-upon repairs
  • Seller disclosure
  • Pen and paper
  • Phone (for photos/videos)
  • Flashlight
  • Outlet tester (optional)

Review before arriving:

  • What repairs were agreed to
  • What appliances convey
  • What fixtures convey
  • Any special agreements

Exterior Check

Overall condition:

  • No new damage to siding, roof, or structure
  • Gutters and downspouts intact
  • No broken windows
  • Doors open and close properly

Yard and landscaping:

  • Yard in same condition as when you made offer
  • No dead or removed plants (unless agreed)
  • Sprinkler system works (if applicable)
  • Fences and gates intact

Driveway and walkways:

  • No new cracks or damage
  • Clear of debris
  • Gates and garage doors work

Outdoor features:

  • Deck or patio in good condition
  • Outdoor lighting works
  • Hose bibs work
  • Shed or outbuildings intact (if included)

Seattle-specific:

  • Check for water pooling (drainage issues)
  • Check gutters (important in rainy climate)
  • Check for moss or algae growth (normal, but note condition)

Garage

Structure:

  • Garage door opens and closes properly
  • Garage door opener works (if included)
  • Remotes present (if included)
  • No damage to walls or ceiling

Utilities:

  • Lights work
  • Outlets work
  • Water heater accessible (if in garage)
  • Electrical panel accessible

Cleanliness:

  • Seller's belongings removed
  • No trash or debris
  • Floor swept

Entry and Hallways

Doors:

  • Front door opens and closes properly
  • Locks work
  • Deadbolt works
  • Keys provided (at closing)

Floors:

  • No new damage to flooring
  • No stains or scratches from moving
  • Clean

Walls and ceilings:

  • No new holes or damage
  • No water stains
  • Paint touch-ups done (if agreed)

Lighting:

  • All light fixtures present (if included)
  • All lights work
  • Light switches work

Living Room / Family Room

Flooring:

  • No new damage
  • No stains from furniture
  • Clean

Walls:

  • No new holes from removed artwork
  • Holes patched (if agreed)
  • No damage from moving

Windows:

  • All windows open and close
  • Locks work
  • No broken glass
  • Screens present (if included)

Fireplace (if applicable):

  • Fireplace intact
  • Mantel intact (if included)
  • Fireplace tools present (if included)
  • Gas fireplace works (if applicable)

Built-ins:

  • Shelves intact
  • Cabinets intact
  • No damage

Lighting and electrical:

  • All light fixtures present
  • All lights work
  • All outlets work
  • Ceiling fans work (if applicable)

Kitchen

Appliances (if included):

  • Refrigerator present and works
  • Stove/oven present and works (test all burners)
  • Dishwasher present and works (run cycle)
  • Microwave present and works
  • Garbage disposal works
  • Range hood works

Cabinets and counters:

  • All cabinets open and close
  • No damage to cabinets
  • Countertops intact (no new chips or cracks)
  • Sink not clogged

Plumbing:

  • Faucet works (hot and cold)
  • No leaks under sink
  • Garbage disposal works
  • Dishwasher connections intact

Lighting and electrical:

  • All lights work
  • All outlets work
  • Under-cabinet lighting works (if applicable)

Cleanliness:

  • Appliances clean
  • Cabinets empty and clean
  • Counters clean
  • Floor clean

Dining Room

Flooring:

  • No new damage
  • Clean

Walls:

  • No new holes or damage
  • No damage from moving

Lighting:

  • Chandelier or light fixture present (if included)
  • Works properly
  • Dimmer works (if applicable)

Built-ins:

  • China cabinet intact (if included)
  • Shelves intact

Bedrooms

For each bedroom:

Flooring:

  • No new damage
  • No stains
  • Clean

Walls and ceilings:

  • No new holes or damage
  • Closet rods present
  • Shelves present

Windows:

  • Open and close properly
  • Locks work
  • Screens present

Closets:

  • Empty (seller's belongings removed)
  • Rods and shelves intact
  • Doors work properly

Lighting and electrical:

  • Lights work
  • Ceiling fans work (if applicable)
  • Outlets work

Bathrooms

For each bathroom:

Fixtures:

  • Toilet flushes properly
  • Sink faucet works (hot and cold)
  • Shower/tub faucet works (hot and cold)
  • No leaks

Cabinets and counters:

  • Vanity intact
  • Cabinets open and close
  • Countertop intact
  • Medicine cabinet present (if included)

Ventilation:

  • Exhaust fan works
  • Window opens (if applicable)

Lighting and electrical:

  • Lights work
  • Outlets work (test GFCI)
  • Heat lamp works (if applicable)

Cleanliness:

  • Toilet clean
  • Sink clean
  • Shower/tub clean
  • Floor clean

Seattle-specific:

  • Check for moisture or mold (common in bathrooms)
  • Ensure exhaust fan vents outside (not into attic)

Laundry Room

Appliances (if included):

  • Washer present and works
  • Dryer present and works
  • Connections intact

Utilities:

  • Water hookups work
  • Dryer vent clear
  • Electrical outlets work

Cleanliness:

  • Appliances clean
  • Floor clean
  • Lint trap clean

Basement / Crawl Space

Access:

  • Can access basement/crawl space
  • No new obstructions

Condition:

  • No new water damage or stains
  • No new cracks in foundation
  • Sump pump works (if applicable)

Utilities:

  • Furnace accessible
  • Water heater accessible
  • Electrical panel accessible

Cleanliness:

  • Seller's belongings removed
  • No trash or debris

Seattle-specific:

  • Check for moisture (common in Seattle basements)
  • Check sump pump (if present)
  • Check for musty smell (indicates moisture)

Attic

Access:

  • Can access attic
  • Ladder or stairs work

Condition:

  • No new damage
  • Insulation intact
  • No signs of leaks

Cleanliness:

  • Seller's belongings removed
  • No trash or debris

Utilities and Systems

HVAC:

  • Furnace turns on
  • Air conditioning turns on (if applicable)
  • Thermostat works
  • Filters changed (if agreed)

Water heater:

  • Present and accessible
  • No leaks
  • Pilot light on (if gas)

Electrical:

  • All outlets work (test with outlet tester)
  • All switches work
  • Electrical panel accessible
  • No tripped breakers

Plumbing:

  • All faucets work (hot and cold)
  • All toilets flush
  • No visible leaks
  • Water pressure adequate

Smoke and CO detectors:

  • Present in required locations
  • Work (test button)
  • Not expired

Included Items

Appliances:

  • All appliances listed in contract are present
  • All appliances work
  • Manuals present (if agreed)

Window coverings:

  • Blinds present (if included)
  • Curtains present (if included)
  • Curtain rods present (if included)

Light fixtures:

  • All fixtures listed in contract are present
  • No fixtures removed that should stay

Other items:

  • Garage door openers/remotes
  • Mailbox key
  • Shed key (if applicable)
  • Pool equipment (if applicable)
  • Any other items specified in contract

Excluded Items

Verify removed:

  • Items seller is keeping are removed
  • No seller's personal property left
  • No trash or debris

Common exclusions:

  • Specific light fixtures
  • Specific appliances
  • Artwork
  • Mirrors
  • Shelving

Repairs Verification

For each agreed-upon repair:

Verify completed:

  • Repair was done
  • Repair was done properly
  • No new damage from repair

Get documentation:

  • Receipts from contractor
  • Warranty information
  • Permits (if required)
  • Inspection report (if required)

Seattle example repairs:

  • Roof leak repaired: Check for new stains, get receipt
  • Electrical panel upgraded: Verify permit, get inspection report
  • Sewer line repaired: Get camera inspection video, receipt

Overall Condition

General:

  • Home is broom clean
  • No trash or debris
  • No damage from moving
  • Keys and remotes present (at closing)

Documentation:

  • Take photos of any issues
  • Take video walkthrough
  • Note any concerns

What to Do If You Find Problems

Minor Issues

Examples:

  • Light bulb burned out
  • Small scratch on floor
  • Minor dirt or dust
  • Missing remote control

What to do:

  • Note the issue
  • Discuss with your agent
  • May request credit at closing
  • May request seller fix before closing
  • May accept as-is

Typical resolution:

  • Small credit ($50-$500)
  • Seller fixes quickly
  • You fix after closing

Major Issues

Examples:

  • Appliance doesn't work
  • Significant damage from moving
  • Agreed-upon repair not completed
  • Significant item missing

What to do:

  • Document with photos/video
  • Notify your agent immediately
  • Contact seller's agent
  • Determine resolution

Options:

  • Delay closing until fixed
  • Request credit at closing
  • Request seller fix before closing
  • Escrow holdback (hold money until fixed)
  • Walk away (if issue is severe)

Repairs Not Completed

If agreed-upon repair not done:

Step 1: Verify it was supposed to be done

  • Check purchase agreement
  • Check inspection response
  • Confirm with your agent

Step 2: Determine severity

  • Minor repair: May accept credit
  • Major repair: May delay closing
  • Safety issue: Must be fixed before closing

Step 3: Discuss options

  • Seller completes before closing (delay closing)
  • Credit at closing (you fix after)
  • Escrow holdback (money held until fixed)

Seattle example:

  • Agreed repair: Replace broken window ($500)
  • Walk-through: Window not replaced
  • Options:
    • Delay closing 2 days, seller replaces
    • $500 credit at closing, you replace after
    • $750 escrow holdback, seller replaces within 30 days

Damage from Moving

Common issues:

  • Scratched floors
  • Holes in walls
  • Broken fixtures
  • Damaged appliances

What to do:

  • Document with photos
  • Determine cost to repair
  • Request credit or repair

Seattle example:

  • Hardwood floor scratched during move
  • Repair cost: $800
  • Options:
    • Seller pays for repair before closing
    • $800 credit at closing
    • Seller's moving company pays (if insured)

Missing Items

If item that should convey is missing:

Step 1: Verify it was supposed to stay

  • Check purchase agreement
  • Check seller disclosure
  • Check MLS listing

Step 2: Contact seller's agent

  • Ask where item is
  • May be misunderstanding
  • May be in storage

Step 3: Determine resolution

  • Seller returns item
  • Credit for replacement cost
  • Escrow holdback

Seattle example:

  • Refrigerator supposed to convey
  • Walk-through: Refrigerator gone
  • Seller's agent: "Seller thought it was excluded"
  • Resolution: Seller returns refrigerator or $1,500 credit

Your Rights to Delay Closing

When You Can Delay

Valid reasons:

  • Agreed-upon repairs not completed
  • Significant damage to property
  • Major item missing
  • Home not in agreed-upon condition

Process:

  • Notify seller's agent immediately
  • Document issues
  • Request delay in writing
  • Mutual agreement required

Seattle example:

  • Closing scheduled: Friday
  • Walk-through Thursday: Furnace not working
  • Buyer requests delay until Monday
  • Seller agrees, furnace repaired Friday
  • Closing Monday

When You Can't Delay

Invalid reasons:

  • Minor issues (light bulb out)
  • Cosmetic issues (small scratch)
  • Buyer's remorse
  • New issues not related to seller's obligations

Consequences of invalid delay:

  • Breach of contract
  • Lose earnest money
  • Seller may sue for damages

Escrow Holdback

What it is:

  • Money held in escrow after closing
  • Released when repair completed
  • Protects both parties

How it works:

  • Estimate repair cost
  • Hold 150% of cost in escrow
  • Seller completes repair within agreed timeframe
  • Escrow releases money to seller
  • If not completed, money goes to buyer

Seattle example:

  • Repair needed: Replace deck boards ($2,000)
  • Escrow holdback: $3,000 (150%)
  • Seller has 30 days to complete
  • Completed: Escrow releases $2,000 to seller, $1,000 to buyer
  • Not completed: Escrow releases $3,000 to buyer

When to use:

  • Repair can't be completed before closing
  • Weather prevents repair
  • Parts not available
  • Both parties agree

Tips for a Successful Walk-Through

Before the Walk-Through

1. Review documents:

  • Purchase agreement
  • Inspection report
  • Repair agreements
  • Seller disclosure

2. Make a checklist:

  • List of repairs to verify
  • List of included items
  • List of excluded items
  • Room-by-room checklist

3. Bring tools:

  • Phone for photos/videos
  • Flashlight
  • Outlet tester
  • Pen and paper
  • Measuring tape (if needed)

4. Plan enough time:

  • Don't rush
  • Allow 30-60 minutes
  • Schedule during daylight
  • Avoid scheduling right before closing

During the Walk-Through

5. Be thorough:

  • Check every room
  • Test everything
  • Take your time
  • Don't skip anything

6. Document everything:

  • Take photos of any issues
  • Take video walkthrough
  • Write notes
  • Get receipts for repairs

7. Test everything:

  • Turn on all lights
  • Test all outlets
  • Run all appliances
  • Flush all toilets
  • Turn on all faucets
  • Test HVAC
  • Open all windows

8. Ask questions:

  • How does this work?
  • Where is the shut-off valve?
  • What's this switch for?
  • When was this last serviced?

9. Stay objective:

  • Focus on agreed-upon condition
  • Don't nitpick minor issues
  • Don't look for new problems
  • Remember: you've already committed to buy

After the Walk-Through

10. Discuss findings with agent:

  • Review any issues found
  • Determine severity
  • Discuss options
  • Make decisions

11. Notify seller's agent:

  • If issues found
  • Request resolution
  • Get agreement in writing

12. Follow up:

  • Ensure issues resolved
  • Get documentation
  • Confirm ready to close

Common Walk-Through Mistakes

Mistake 1: Skipping the Walk-Through

Problem:

  • Don't verify condition
  • Can't catch problems
  • No recourse after closing

Solution:

  • Always do walk-through
  • Even if you trust seller
  • Even if you're in a rush

Mistake 2: Rushing Through

Problem:

  • Miss issues
  • Don't test everything
  • Regret later

Solution:

  • Allow enough time
  • Be thorough
  • Don't schedule right before closing

Mistake 3: Bringing Too Many People

Problem:

  • Distracting
  • Overwhelming
  • Can't focus

Solution:

  • Just you, your agent, and spouse/partner
  • Leave kids at home
  • Leave friends at home

Mistake 4: Treating It Like a Home Inspection

Problem:

  • Looking for new issues
  • Opening walls
  • Testing extensively
  • Trying to renegotiate

Solution:

  • Only verify agreed-upon condition
  • Only check what's visible
  • Only address seller's obligations

Mistake 5: Nitpicking Minor Issues

Problem:

  • Annoys seller
  • Delays closing
  • Damages relationship
  • May not get resolution

Solution:

  • Focus on significant issues
  • Accept minor imperfections
  • Remember: you're buying a used home

Mistake 6: Not Documenting Issues

Problem:

  • Can't prove issue existed
  • Hard to get resolution
  • No evidence

Solution:

  • Take photos and videos
  • Write detailed notes
  • Get receipts for repairs

Mistake 7: Not Testing Everything

Problem:

  • Discover broken appliance after closing
  • No recourse
  • Your expense to fix

Solution:

  • Test every appliance
  • Test every light
  • Test every outlet
  • Test every faucet

Summary: Key Takeaways

  • Final walk-through is your last chance to verify home is in agreed-upon condition
  • Typically happens 24-48 hours before closing
  • Check: repairs completed, no new damage, included items present, excluded items removed
  • Test everything: appliances, lights, outlets, faucets, HVAC
  • Document any issues with photos and videos
  • Minor issues: May accept credit or have seller fix quickly
  • Major issues: May delay closing, request escrow holdback, or walk away
  • Don't rush: Allow 30-60 minutes for thorough check
  • Bring: purchase agreement, inspection report, repair list, phone, flashlight
  • Focus on seller's obligations, not new issues or minor imperfections

Next Steps

  1. Schedule walk-through 24-48 hours before closing
  2. Review documents (purchase agreement, inspection report, repair list)
  3. Make checklist of what to verify
  4. Bring tools (phone, flashlight, outlet tester)
  5. Be thorough (check every room, test everything)
  6. Document any issues (photos, videos, notes)
  7. Discuss findings with your agent
  8. Request resolution if issues found
  9. Confirm ready to close once satisfied

Related articles:

Additional Resources

Walk-through checklist:

  • Printable PDF checklist (create from this article)
  • Mobile app for walk-through

Your team:

  • Agent: Attends walk-through, helps identify issues
  • Inspector: May attend to verify repairs
  • Contractor: May attend to verify repairs
  • Attorney: Advises on rights if major issues found

Disclaimer: This article provides general information about final walk-throughs. It is not legal advice. Consult with your real estate agent and attorney for specific guidance about your transaction.

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