Final Walk Through Before Closing: What Agents Need to Know

Key Points

• Final walk through confirms the home’s condition before closing
• Check that all agreed repairs are complete
• Ensure the seller removed all personal items
• Make sure the condition hasn’t changed
• Document any damage or last-minute issues
• Final walk through generally happens 24–48 hours before close
• Skipping it risks costly surprises after closing

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Ah, the final walk through before closing—where you get one more shot to discover the seller’s idea of “move-in ready” means “oops, we took the fridge and the closet doors.” Think it’s just a formality? Around 1 in 20 final walk throughs uncover issues serious enough to kill the deal.

Whether it’s a light fixture swap-out that wasn’t in the deal or a surprise hole in the drywall, this isn’t the time to play it cool. A pre-closing walkthrough (or walk-through, or walkthrough—pick your preferred punctuation) is where buyers confirm that everything is still standing, functional, and as promised

So yeah, skipping it? Not recommended unless you enjoy filing complaints after you’ve already unpacked the moving truck. From who attends the final walk through to what to look for during it, we’re covering everything to help you nail this last step like the real estate pro you are. Here’s your handy dandy index:

What Is a Final Walk Through Before Closing?

The final walk-through isn’t just a feel-good victory lap around the house. It’s your buyer’s last shot to make sure they’re not inheriting a leaky ceiling, a mysteriously absent stove, or “repairs” done with duct tape and hope. This is the moment to confirm that the property condition still matches the terms in the purchase agreement.

Why the Final Walkthrough Actually Matters

This final check isn’t a chance to redecorate or get second thoughts on the paint color. It’s to confirm that repairs were done, nothing new is broken, and the seller didn’t swap your included appliances for something from 1992.

This is your buyer’s last shot at a property condition assessment before the keys change hands. If that fridge is gone or the AC stopped working—now’s the time to catch it. Not after closing, when it becomes your buyer’s expensive surprise.

When Does the Walkthrough Happen and Who Shows Up?

So when is the final walk through? Usually 24 to 48 hours before closing—right when everyone’s nerves are already fried. That gives just enough time to flag issues and maybe negotiate before the documents start flying.

Who attends the walkthrough? At a minimum the buyer and their real estate agent. Sometimes the seller tags along (usually awkwardly), and if the home’s older or had major repairs, bringing a home inspector can offer some extra peace of mind.

Depending on the size of the home, expect this step to take anywhere from a quick 15-minute breeze-through to a full hour-long real estate walkthrough. Pro tip: doing this in an empty house is much easier. You’ll spot damage, scuffs, and last-minute “oops” moments the seller left behind.

Setting the Right Expectations for the Buyer

Final Walkthrough vs. Home Inspection: Know the Difference

Let’s clear up the classic confusion: a home inspection happens early in the deal. That’s when buyers get the full diagnostic on the home—roof, foundation, outlets, ghost infestations, the works. Any problems found there? That’s when you negotiate repairs or concessions.

The final walk through, on the other hand, happens near the finish line. Think of it like a pre-delivery check. You’re there to make sure nothing’s changed since the deal was struck. It’s a verification step, not a redo of the inspection.

What the Final Walkthrough Is For:

Let’s keep it simple. The walkthrough before closing is for:
• Confirming agreed-upon repairs are actually done (no, sticky notes that say “FIX ME” don’t count)
• Ensuring the seller’s stuff is gone—not “mostly packed”
• Verifying everything that worked before still works now

What the Final Walkthrough Is Not For:

This is not your buyer’s chance to:
• Suddenly demand a full remodel
• Reopen negotiations because the wall color “hits different in daylight”
• Delay closing over stuff that should’ve been caught weeks ago

Make sure your buyer knows the rules of the final walkthrough checklist game. Because nothing kills a vibe—or a sale—like unrealistic expectations and last-minute finger-pointing. Clear expectations = smooth closing. You’re welcome.

Essential Final Walk Through Checklist (a.k.a. The “Let’s Not Regret This” List)

The final walk through before closing isn’t the time to wing it with good vibes and crossed fingers. Bring a real checklist and treat this like what it is—a last opportunity to make sure you’re not about to inherit someone else’s half-finished honey-do list. Snap pics of anything sketchy to back up your concerns and protect your buyer (and your commission).

Here’s what to check during your final walkthrough real estate adventure:

1. Verify Inspection Repairs

Remember all those inspection-related fixes the seller promised? Time to confirm they actually got done. Plumbing, HVAC, windows, stains from unknown origins—if it was flagged, it needs to be handled. Ask for receipts or contractor invoices. No proof = no peace of mind.

2. Ensure Personal Items Are Gone

Unless the contract says you’re inheriting the seller’s treadmill or ancient cat tree, the house should be empty. “Broom clean” does not mean “bonus boxes in the attic.” This step is part of the verification of property condition—your buyer should walk into a clean slate, not a leftover yard sale.

3. Examine the Interior – Any New Problems?

Do a full sweep for anything that wasn’t broken, dented, or mysteriously leaking the last time you saw the place. Sometimes the movers play fast and loose with doorways—and drywall. Check for:

• New holes or scuffs
• Damaged hardware
• Doors or garage systems that no longer function

The goal of this final pre-closing check is to ensure the home didn’t take a beating on its way out the door. If something looks off, flag it now—because after closing, that repair bill becomes the buyer’s parting gift.

4. Examine Outdoor Areas

Don’t forget to walk the exterior. The final walk through of the house includes the backyard too. Fences suddenly falling? Moved staging pot uncovered a big hole in the deck? No one wants to discover a broken sprinkler system on move-in day—or worse, a pile of debris that didn’t make it into the moving truck.

Steps If You Find Issues During the Walkthrough

Start with Clear Communication

Don’t panic—just document. Whip out your phone and start snapping photos of anything that doesn’t match the agreement. Whether it’s undone repairs, missing items, or new damage from the seller’s grand exit, you need evidence.

Then contact the listing agent right away. The faster you flag the problem, the faster the seller can fix it—or at least start groveling. Keep it factual. Notes and photos make sure everyone’s working from the same page.

Explore Options for Resolution

Depending on the issue, you’ve got a few paths forward:

• Request Repairs: Quick fixes are possible if there’s still time—and the seller’s willing.
• Ask for Credits or Concessions: Sometimes money off at closing is easier than scrambling to get someone in with a toolbox.
• Bring in a Contractor: Get quotes for the damage to provide leverage for negotiations.
• Cancel the contract: whether you can will be dependent on your agreement.

Evaluate the severity. A missing towel rack? Mildly annoying. A flooded basement? That’s gonna need more than a Home Depot run.

Delay Closing If Necessary

Major problems—like safety issues or incomplete repair work—might mean postponing the close. It’s not ideal, but better than taking ownership of a house that doesn’t meet contract terms. The goal here is to ensure the condition of the property aligns with what was promised.

Renegotiate Like a Pro

If the home’s condition doesn’t match what was agreed upon, renegotiating may be the cleanest fix. Adjust the price, ask for closing cost credits, or add a repair escrow to the deal. Go into the conversation with clear priorities—what’s a must, and what’s negotiable?

Preparing for a Successful Final Walk Through Before Closing

The secret to a smooth walkthrough? Don’t show up empty-handed or wide-eyed. This isn’t the time for a casual stroll to “get a feel” for the place one last time. It’s your buyer’s final property condition check, and they need to walk through like they’re on a mission—because they are.

Coming in prepared helps catch missed repairs, abandoned junk, or any move-out surprises before they become your buyer’s responsibility. That’s where your trusty walkthrough checklist comes in—your personal “catch it now or regret it later” guide.

What to Bring for the Final Property Review

Heading into this last look? Pack smart. Here’s what you’ll want on hand during the pre-closing property review:

• The purchase contract – to cross-check what was promised vs. what’s actually there
• A notepad or mobile device – to record any “wait, what is that?” discoveries
• A camera or phone – for photo evidence (you know, in case that fridge is mysteriously missing)
• A flashlight – because basements and crawl spaces are never fully lit or fully innocent
• Inspection report + receipts – to confirm every repair got done, not just “sort of handled”

Going into the final check before closing without these? That’s like showing up to a listing appointment without comps. Be thorough, be organized, and give your buyer peace of mind before they sign the dotted line.

Final Walk Through Before Closing – Why It’s the Last Line of Defense

The final walk through before closing isn’t just a formality—it’s the buyer’s last chance to make sure the home is in the agreed-upon condition. From verifying repairs to spotting last-minute surprises, we covered who attends, what to check, and how to handle issues—minus the fluff, plus a healthy dose of sarcasm. Buyers shouldn’t skip it, and agents shouldn’t wing it.

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Frequently Asked Questions

What is a final walk through before closing?

A final walk through is the buyer’s last chance to ensure the home is in the agreed-upon condition before closing. It confirms repairs are complete, items are removed, and nothing new is broken.

When does the final walk through happen?

The final walk through usually happens 24 to 48 hours before closing. This gives time to resolve last-minute issues if anything’s out of place.

Who attends the final walk through?

Typically, the buyer and their real estate agent attend the final walk through. Sometimes the seller or an inspector may also be present, depending on the situation.

What should I look for during the final walk through?

During the final walk through, check that all repairs were done, personal items are removed, appliances and systems are working, and no new damage has occurred.

Can a seller refuse a final walk through?

While uncommon, a seller can technically refuse access. However, this raises red flags and may violate terms of the purchase agreement, depending on your contract and state laws.

Does the house need to be empty for the final walk through?

Yes, ideally. An empty house makes it easier to spot damage, check repairs, and ensure nothing was left behind. It also confirms the seller has vacated as agreed.

What happens if problems are found during the final walk through?

If issues are discovered, the buyer can request repairs, financial concessions, or delay closing. Documentation and quick communication with the listing agent are key.