Your Final Walk-Through Before Closing: A Practical Checklist

Picture this: you arrive at your new home on closing day, keys in hand, only to discover a broken water heater, a garage door that refuses to close, or repairs the seller promised but never completed. These scenarios happen more often than you’d think, and they’re exactly why the final walk-through exists.

This inspection is your contractual right and your last chance to verify the property matches what you agreed to buy. Skip it or rush through it, and you might inherit problems that cost thousands to fix. Master it, and you’ll close with confidence.

What You Need Before You Walk In

Success starts with preparation. Walking into the property empty-handed puts you at a disadvantage. Bring these essentials to conduct a thorough inspection.

Required Documents

These papers are your roadmap. They tell you exactly what to verify.

Your purchase agreement lists what stays with the house and what the seller removes. Your home inspection report details the property’s condition when you made your offer. The repair addendum shows which fixes the seller agreed to complete.

Your Inspection Toolkit

Transform observation into verification with these simple items.

Bring a notepad and pen or use your phone’s notes app to log every issue you find. Your phone camera is essential for photo and video evidence. Pack a small outlet tester to check that electrical outlets work correctly and are wired safely. These devices cost less than $15 and plug directly into outlets to reveal wiring problems through indicator lights. Carry a flashlight for dark basements, attics, and spaces under sinks. A tape measure helps verify that appliances fit as promised. Bring a small device like a phone charger to physically test outlets.

How to Inspect the Property Room by Room

Move through the home systematically. Treat each room and system as a connected part of the whole. This method ensures nothing slips past you.

Test Every System

Your goal is simple: assume nothing works until you prove it does.

Flip every light switch in the house. Test every outlet with your tester and by plugging in your charger. Run all faucets for at least one minute, checking both hot and cold water for proper pressure and drainage. Flush every toilet and look under sinks for leaks. Turn the furnace and air conditioner on and off, listening for strange noises and feeling for airflow from vents. Run the dishwasher through a quick cycle. Test the stove burners, oven, and garbage disposal. Check that the refrigerator is cooling. Open and close all windows and doors, including the garage door. Verify that locks and seals work properly.

Verify Completed Repairs

This is the heart of your walk-through. Pull out your repair addendum and inspection report.

Find each item the seller agreed to fix. Was the work actually done? Assess the quality. Is it a professional repair or a hasty patch job? Request copies of receipts for major repairs like roof work or HVAC replacement. These receipts provide warranty information and prove the work was done by licensed contractors.

Check Cleanliness and Condition

Most contracts require the seller to leave the property in what’s called broom clean condition. This means the home should be free of personal belongings, trash, and debris, with floors swept or vacuumed and surfaces reasonably clean.

Walk through all rooms, closets, the garage, attic, and any sheds. Look for items the seller left behind. Inspect for new damage that wasn’t there during your inspection. Moving furniture can scrape floors, stain carpets, or damage walls.

Verify What’s Included and What’s Not

Your purchase agreement specifies which items stay and which the seller takes. This is where misunderstandings happen.

Are all agreed-upon light fixtures, ceiling fans, and window treatments still there? Did the seller remove the dining room chandelier they promised to leave? Check that appliances like the refrigerator, washer, and dryer match the models listed in your contract and are in place. If specific plants, trees, or outdoor structures like sheds or swing sets were included, verify they’re still there and undamaged.

Check Utilities and Exterior Systems

Confirm that water, gas, and electricity are turned on. Testing systems with utilities off tells you nothing. Make sure the water heater is working and not leaking. If it’s the right season, run the sprinkler or irrigation system to check for broken heads or leaks. Walk around the outside of the house. Look for new cracks, roof damage, or problems with decks and patios.

What to Look For Beyond the Obvious

Train yourself to spot subtle warning signs now so they don’t become your expensive problems later.

Watch for water stains on ceilings or under windowsills. Notice musty odors that might indicate mold. Look for signs of pest activity like droppings or damaged wood. Check if doors that previously closed properly now stick or won’t latch, which could suggest foundation movement.

How to Handle Problems You Discover

When you find an issue, act immediately. Document it with clear photos and video. Write a detailed description. Decide if it’s minor, like a burnt-out light bulb, or major, like an incomplete structural repair.

Contact your real estate agent on the spot. Present your evidence. Common solutions include a repair credit at closing where the seller gives you money to handle the fix yourself, an escrow holdback where funds equal to 1.5 times the repair cost are held until the work is completed, or delaying the closing until the seller fixes the problem.

For serious issues, you may have the right to walk away from the purchase, though this should be a last resort.

When to Schedule Your Walk-Through

Timing matters. Schedule your walk-through for 24 hours before closing, ideally the day before or the morning of closing day. This gives you time to address problems but still allows the transaction to move forward.

Make sure the seller has moved out completely. An empty home lets you see everything clearly. Boxes and furniture can hide damage or issues.

Who Should Attend

Typically, just you and your real estate agent attend the final walk-through. This gives you freedom to inspect thoroughly without pressure from the seller. Your agent can answer questions and help document issues. For new construction, a builder representative or contractor might join you.

How Long It Takes

Plan for at least 30 minutes to an hour, depending on the home’s size. Larger properties with pools, detached garages, or extensive acreage need more time. Don’t rush. This is too important to hurry through.

Before You Sign at Closing

Review your walk-through notes one more time. If you discovered issues and negotiated solutions, verify that the agreed-upon fix appears in your closing documents. Whether it’s a repair credit, an escrow holdback, or another arrangement, get it in writing before you sign.

Never assume verbal promises will be honored. If it’s not on paper, it doesn’t exist.

Your Path to a Confident Closing

The final walk-through protects your investment. It’s the checkpoint between the seller’s promises and the reality you’re buying. By preparing thoroughly, inspecting systematically, documenting carefully, and negotiating firmly, you take control of the process.

When you walk into your new home on closing day, every light switch should work, every faucet should deliver clean water, and every room should reflect the condition you agreed to pay for. That confidence, that certainty about what you’re receiving, is what mastering your final walk-through delivers.