What Happens At A Final Walk-Through? Your Go-To Checklist And Guide

Closing on a new home is an exciting experience. After house hunting, touring and making offers, you’re finally about to finish the process. And one of the last steps you’ll complete before the house is officially yours is the final walk-through.

If this is your first time buying a home, you may be wondering how a final walk-through works or what you should expect during a walk-through. We’ll break all of that down in this article to make sure you’re prepared for the final stretch of the home buying process.

What Is A Final Walk-Through?

Often confused with a home inspection, a final walk-through is a home buyer’s last chance to inspect a house before closing day. Buyers and their real estate agent travel from room to room to ensure the home is in the agreed-upon condition.

When buying a house, the final walk-through protects you and ensures you’re getting exactly what you’re paying for.

Final Vs. Blue Tape Walk-Through

Anyone who has built a home will be familiar with the phrase “blue tape walk-through.” The name comes from the blue tape builders use to mark off areas that need additional attention in the final steps of the building process. During the walk-through, you can point out any spots that need additional work or weren’t completed as promised by the builder.

So what’s the difference between a final walk-through and a blue tape walk-through? With a blue tape walk-through, you’re checking to make sure the builder has completed everything they’re supposed to, and the house is in the condition they promised. It happens several weeks before you officially move into the new home.

A final walk-through happens just before closing – often on the same day. Like the blue tape walk-through, you're confirming the home is in the condition you were promised – either what you saw on the closing day or what it should be after the seller makes any repairs you requested.

Who Attends A Final Walk-Through?

In most cases, the buyer and their real estate agent attend the final walk-through. You shouldn’t complete the process without your agent since it’s their job to be familiar with the process and the home and to advocate on your behalf. If you find any issues during the final walk-through, your agent will contact the seller’s agent to get them straightened out.

The seller and their agent don’t generally attend the final walk-through. Participating in the walk-through without them gives you more freedom to inspect the home and discuss any issues with your agent.

When Does A Final Walk-Through Happen?

The final walk-through is usually scheduled the day before closing or on closing day. You should schedule it as close to closing as possible to ensure the home will be in the same condition when you get the keys and to avoid any problems at closing.

It’s important to schedule the final walk-through after the homeowner has moved out. If the seller is still in the home, something can change or get damaged – and you wouldn’t know about it until after closing.

How Long Does A Final Walk-Through Take?

A final walk-through generally takes an hour or more to complete. How long it takes will depend on the size of the property, the number of repairs to verify and how many issues are discovered during the walk-through. Take your time and be thorough. If there are any flaws or breaches of contract, you don’t want to overlook them.

Final Walk-Through Checklist: What You Should Look For

As you prepare for your final walk-through, you must be aware of what to look for. Here’s a starter checklist to use on the big day:

• Check for household items included with the purchase: If your agreement with the seller outlined items included with the sale, bring your agreement to verify the items are in the home.
• Inspect all agreed-upon repairs: If you and the seller agreed to repairs after the home inspection, make sure they were completed and done properly.
• Check plumbing fixtures and bathrooms: Go through the bathroom(s) and kitchen to ensure all plumbing fixtures and faucets work.
• Check for signs of mold: Keep an eye open for stains or marks that may signal mold growth or water damage, especially in the bathroom(s) and kitchen.
• Check the air conditioning and HVAC: Ensure that the HVAC system works.
• Ensure all appliances work: Test all appliances to ensure they’re in good working order, like the refrigerator, stove, washer and dryer, dishwasher and garbage disposal.
• Compare the home’s condition to your last visit: Except for any repairs and belongings the seller has boxed up and moved out, everything in the home should be as it was the last time you saw it. Look out for anything that looks different, including damage, stains and more.
• Inspect the exterior: Walk around outside the home, too. Check for any new damage and point out any concerns you have with roofing, siding, gutters, the irrigation system, landscaping, fencing, etc.
• Look for signs of pest problems: If the area is prone to pests, especially during a particular season, be on the lookout for pest issues.
• Check all doors and windows: Make sure all doors and windows open and close, and lock and unlock properly. It’s also important to check window screens. Inspect for any damage or tears.
• Test light switches and electrical outlets: Try plugging your phone charger into electric outlets to see if they power it. And as you walk through each room, flip all the light switches on and off. If the lights flicker, it may signal a wiring issue. On your way in or out of the house, ring the doorbell to confirm it works.
• Open and close the garage doors: If the house has a garage, test the garage doors. Make sure they open and close. Try opening and closing them with the garage door opener(s) or PIN pad.

What If You Find An Issue During The Final Walk-Through?

Don’t keep quiet about any issues you notice – immediately point them out to your real estate agent. If you don’t report them before closing, it may be too late to have the seller take care of it or take care of it in time for closing. Don’t close on the home until the issue(s) is resolved. Depending on how soon the closing is, there may be time to make any necessary repairs. In some cases, you can delay the closing, or hold back funds in an escrow account after closing until the issue is resolved.

In some cases, you may need to renegotiate the terms of the purchase agreement because you discovered a significant and likely expensive problem during the final walk-through. If the seller won’t budge, you’ll have to decide the best course of action. Some buyers would eat the cost, while other buyers would walk away from the deal.

If you back out of buying the house, work with your agent – and possibly an attorney – to help you recover your earnest money. Since the sale fell through because of the seller’s actions (or inaction), you should be able to get your money back.

FAQs On Final Walk-Throughs

There’s a lot to consider when preparing for your final walk-through. We’ll answer some of your frequently asked questions.

How long before closing can a final walk-through happen?

The final walk-through usually happens 24 hours before closing. But it can also take place on the same day. Avoid scheduling the final walk-through too far ahead of closing.

What can buyers demand at a final walk-through?

The final walk-through is the last opportunity before closing for buyers to inspect the home and decide that it meets their expectations. Bring anything to the seller’s attention that isn’t as promised in the purchase agreement. Ask the seller to address any damage to the home since you made the offer and complete any pending repairs.

Does a house have to be empty for a final walk-through?

Ideally, the house should be empty during the final walk-through. If the sellers haven’t removed their belongings, it may be more difficult to thoroughly inspect the home, and you may miss any damage hidden by furniture.

What should I ask myself during a final walk-through?

It’s essential to keep some questions in mind so you don’t forget anything. As you’re touring the home for the last time, ask yourself:

• Did the seller leave behind all the appliances, light fixtures, furniture, warranties, etc., listed in the purchase agreement?
• Were all repairs made? Do they meet my expectations?
• Is the home clean? Are there any signs of mold, pests, stains or damage?
• Does everything work, including appliances, HVAC, electrical outlets and switches?

The Bottom Line: A Final Walk-Through Ensures A Home Meets Your Conditions

When buying a home, the final walk-through is one of the most important steps. You’re in the home stretch, and you’re finally getting to see your home as it will be when you get the keys – so you must be prepared before the walk-through.

If you’re ready to start searching for your dream home, connect with an expert agent today.