How to do the final walkthrough
Do the final walkthrough shortly before closing, often 24 to 72 hours ahead, though your contract sets the window. Bring the contract and repair addendum. Your final walkthrough checklist: confirm repairs are finished, included items are there, systems work and nothing new is damaged. Report problems to your agent before you sign anything.
What a final walkthrough before closing is for
This isn't a second home inspection. In California's standard contract, as described by the state's real estate department, the final check is a right to confirm the property is in the same condition, that agreed repairs were done, and that the seller has met the other contract terms. It isn't a new chance to back out. Other states' contracts differ, so read yours.
Timing varies. Redfin says walkthroughs typically happen 24 to 72 hours before closing. California's real estate department describes a right to do it within 5 days before closing. Your contract controls, and later is better, because it leaves less time for something to change.
Three things are fair game: the promises in writing, working systems, and new damage since your inspection. Vacant homes need extra care, since a leak or a break-in can go unnoticed. Bring the purchase contract, repair addendum and inspection report so you can check each line.
Don't rush. CFPB's closing checklist tells buyers to make sure they're getting what they expected, to ask until they're comfortable, and to speak up if something feels wrong. A moving truck parked outside doesn't change that.
Final walkthrough checklist, step by step
- Schedule it
Check your contract's window and book as close to closing as you can, in daylight if possible.
- Pack your papers
Bring the contract, repair addendum, inspection report, plus a phone charger or night-light to test outlets.
- Check promised work
Inspect each repair, and collect receipts and warranties for all of it.
- Run the water
Run every faucet hot and cold, flush every toilet and look under sinks for drips.
- Try the appliances
Briefly run the dishwasher, oven, burners, microwave, washer and dryer, and try the heating and cooling.
- Confirm what stays and goes
Compare included items with the contract and look for trash or belongings left behind.
- Walk the outside
Check locks, the garage door, gutters, the yard and any new damage.
- Record and report
Film every room as it stands, and send any problems to your agent before you sign.
Final walkthrough checklist: what you can ask the seller to fix
| What you find | Usually fair to raise | What to ask for |
|---|---|---|
| Agreed repair not done | Yes | Completion and proof, or a credit or holdback |
| Repair done, no paperwork | Yes | Dated receipts, and permit sign-offs if needed |
| Included appliance or fixture gone | Yes | Return it, or a credit |
| New damage since inspection | Yes | Repair or a credit before closing |
| System not working | Yes | Repair, or a credit if time is short |
| Trash left, house not cleaned | If the contract sets a standard | Check the wording, such as broom swept |
| Wear from moving out | Usually no | Normal wear generally isn't covered |
| Cosmetic preference, such as paint | No | Not unless the contract says so |
| Spoken promise, not in writing | Hard to enforce | Negotiable only |
What a buyer can do after a bad final walkthrough
Call your agent from the house and put the problem in writing before you sign. Redfin lists the usual options: a credit, holding funds in escrow until the issue is resolved, or refusing to close until it's fixed. Major unresolved issues can lead to delay or termination, depending on your contract.
An escrow holdback needs agreement, and your lender gets a say. Redfin warns that lenders may restrict or prohibit repair escrows at the last minute, so ask your loan officer early, and get every agreement in writing.
Walking away has legal and financial consequences. CFPB's checklist suggests asking in advance if you'd still owe the seller money if you walked away at closing. Talk to your agent or a real estate attorney first. This page can't tell you what your contract allows.
Safety rules vary by state. In California, sellers must give buyers written certification of smoke detector compliance and water heater bracing. Ask your agent what your state requires at sale. Passing a test beep doesn't prove an alarm is current, so check the date on the back.
Be careful with last-minute email too. CFPB warns that a message changing your wire instructions may be a scam. Confirm by phone, using a number you already trust.
What homeowners say about what to check on a final walkthrough
Flip every light and fan switch, upstairs too. One inspector skipped the upstairs bedrooms, and none of the switches were wired correctly; the fix cost $800. Another buyer's inspector checked off two working bathroom fans in a house that had no bathroom fans at all. (Reddit)
How long before closing is the final walkthrough, and more
How long before closing is the final walkthrough?
Typically 24 to 72 hours, though your contract sets the window. California's standard practice allows it within 5 days before closing. Later is usually better, because it leaves less time for changes.
Can I back out after the final walkthrough?
It depends on your contract, your state and what you find. The walkthrough usually isn't a contingency by itself, so ask your agent or a real estate attorney before you act.
What if the seller didn't finish the repairs?
Common options are a delayed closing, a credit or funds held in escrow until the work is done. Your lender may limit what's allowed. Get whatever you agree to in writing before closing.
Sources: CFPB, redfin.com, dre.ca.gov
General guidance for U.S. homes, not professional advice. For gas, electrical and structural work, call a licensed pro.