A final walkthrough is your last look at the home before closing, and its job is to confirm the house is in the condition you agreed to buy it in. It is not a second inspection, and that is the part people mix up.
What the walkthrough is for
Your inspection already happened during due diligence. The walkthrough checks that nothing changed since then, and that the seller did what they agreed to do.
It usually happens in the last few days before closing, once the seller has moved out or is close to it.
What to check
- Any repairs the seller agreed to, with receipts if the agreement called for them
- Appliances and fixtures that were supposed to stay are still there
- No new damage from the move, like holes in walls or scraped floors
- The AC, water heater, and pool equipment, if there is a pool, all run
- Faucets, toilets, and the garage door work
What it does not cover
This is not the time to find new things to negotiate. A worn carpet or an older water heater that was there during your inspection was part of the deal you made.
The question is simple: is the house the same as, or better than, when you agreed to buy it?
Take your time
Do not rush it. Run the water, open the cabinets, and turn on the AC and let it run long enough to blow cold.
Bring your agent. A second set of eyes catches things you will miss while you are picturing where the couch goes.
If something is wrong
Tell your agent right away, before you close. Most problems get worked out between the agents, with the seller fixing it, giving a credit, or another fix both sides agree to.
Your agent and escrow officer will help you sort out what makes sense for your file. The earlier it comes up, the more options you have.
Simple summary
The final walkthrough confirms the home is in the condition you agreed to buy it in. Check the agreed repairs, what was supposed to stay, and anything the move could have damaged. If something is off, tell your agent before you close, not after.
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