Final Walkthrough Checklist: What to Inspect Before Closing

The final walkthrough happens 24 to 48 hours before closing — and it's not a formality. It's your last chance to verify the property is in the condition you agreed to buy it in, that agreed-upon repairs have been completed, and that nothing has been removed or damaged since your inspection.

Buyers who treat the walkthrough as a quick box-tick sometimes close on homes with water damage, missing fixtures, or incomplete repairs. Buyers who treat it seriously sometimes negotiate thousands of dollars in credits on the day of closing. Here's how to do it right.

What the Final Walkthrough Is For

The walkthrough has three purposes:

1. Verify the property's condition matches the contract. The contract typically specifies the home transfers in substantially the same condition as when you agreed to buy it. New damage, leaks, or structural changes are a breach.
2. Confirm all agreed repairs have been completed. If the seller promised to fix the water heater, replace the cracked window, or repair the sewer line, you need documentation — not their word.
3. Confirm inclusions are still present. Fixtures, appliances, and personal property listed in the contract should still be there. Sellers who remove included items (chandeliers are the most common) have to return them or compensate you.

Room-by-Room Walkthrough Checklist

Every room:

• [ ] All lights, switches, and outlets operational
• [ ] Windows open, close, and lock properly
• [ ] No new stains, cracks, or damage to walls, ceilings, or floors
• [ ] Doors open and close without sticking or dragging (can indicate foundation movement or humidity issues)
• [ ] No new odors (musty smell can indicate water intrusion; burning smell indicates electrical issues)

Kitchen:

• [ ] All appliances included in sale are present and operational (run dishwasher, test stovetop burners, run refrigerator ice maker if applicable)
• [ ] Garbage disposal works
• [ ] Under-sink cabinet for water intrusion signs

Bathrooms:

• [ ] Toilets flush and refill properly
• [ ] Showers and fubs drain without pooling
• [ ] No water stains under vanity sinks
• [ ] Exhaust fans operational

Basement / Crawlspace:

• [ ] No new standing water or moisture
• [ ] Sump pump present and operational (test by pouring water into pit)
• [ ] No new cracking in foundation walls or floor

HVAC / Utilities:

• [ ] Furnace and AC cycle on and reach setpoint
• [ ] Hot water heater produces hot water at taps
• [ ] All agreed-upon HVAC repairs have been completed — ask for contractor receipts
• [ ] Circuit breaker panel is accessible and labeled

Exterior:

• [ ] Garage doors and openers operational (both remotes/keypads)
• [ ] All keys, fobs, and mailbox keys transferred
• [ ] Agreed exterior repairs completed
• [ ] No new damage from movers or vehicle contact

What should NOT be there at closing:

• [ ] Seller's personal property (unless agreed otherwise in writing)
• [ ] Trash or debris — sellers must leave the home "broom clean"
• [ ] Hazardous materials (paint cans, chemicals)

What to Do If You Find Problems

Finding something wrong at the walkthrough puts you in a time-sensitive negotiation. Closing is often scheduled for the next morning. Here's how to handle each scenario:

Missing included fixtures (e.g., chandelier removed): Immediately contact your agent in writing. The seller either returns the fixture before closing or compensates you with a credit at the closing table. Document with photos. Do not sign closing documents with this unresolved.

New visible damage (leak, stain, fresh crack): Do not close without resolution. You need either a credit covering estimated repair costs or written confirmation from a licensed contractor that the repair has been completed. Your title/escrow company can hold funds.

Agreed repairs not done: This is the most common problem. If the work is unfinished but you don't want to delay closing, an Escrow Holdback Agreement is the standard solution. The closing agent withholds 150% of the estimated repair cost from the seller's proceeds and holds it in escrow until the work is verified complete. If the seller doesn't finish by the agreed date, those funds release to you automatically.

The 150% holdback (not 100%) exists to cover cost overruns and give the seller a financial incentive to get the work done promptly.

Seller hasn't vacated: If the seller is still in the home with belongings during the walkthrough and you haven't agreed to a rent-back, this is a problem. Clarify with your agent before proceeding to closing.

Protecting Yourself if Something Goes Wrong

The moment you discover a walkthrough issue, shift to written communication. Call your agent verbally to start the conversation, but follow up immediately with a text or email stating what you found, with photos attached. This creates a paper trail that protects you if the seller later disputes that the issue was raised.

If the seller refuses to address the problem and you close anyway, you've accepted the condition. Most contract contingencies have expired by this point — the walkthrough is your last formal protection.

The Home Purchase Negotiation Scripts & Templates includes a complete Escrow Holdback Agreement template plus word-for-word scripts for addressing walkthrough defects with the listing agent under closing-day time pressure — exactly the scenario where most buyers freeze because they don't know what to say.

One Thing Buyers Consistently Forget

Ask for all documentation before closing: repair receipts, contractor invoices, municipal inspection certificates, and lien waivers from any contractors who worked on the home. A lien waiver is critical — it confirms the contractor has been paid in full. Without it, the contractor may have a legal claim against the property even after you own it.

The walkthrough isn't the end of your due diligence. It's the final checkpoint. Use it.