The final walk-through happens 24–48 hours before closing. It's your last legal opportunity to verify the home is in the condition you agreed to buy. Properties get damaged during move-out. Repairs the seller promised don't always get done. Items that were supposed to convey get taken. Spend 30 minutes here and you save yourself weeks of post-closing headaches.
When to Schedule
Ideally the day before closing, after the seller has fully moved out. Scheduling it earlier risks missing damage caused during the move; scheduling it the same day as closing leaves no time to resolve issues. Get the keys to the front door from your agent and walk the place yourself, or with the inspector if you'd like a second set of eyes.
The Systems Check
- Run water in every faucet — hot and cold; check for slow drains
- Flush every toilet
- Turn on the HVAC — does heat and AC both work?
- Test every appliance that's supposed to convey (oven, dishwasher, washer, dryer, fridge)
- Flip every light switch — note any non-working bulbs
- Open and close every window and door (including patio sliders)
- Test the garage door opener with the remote
- Run the disposal
The Damage Check
- Walls: holes from removed furniture, mounted TVs, hanging plants
- Floors: scratches from moved furniture, missing rugs
- Doors: dings from movers, scuffs
- Ceiling: water stains that weren't there before
- Yard: damaged shrubs, ruts in lawn from moving trucks
The Included-Items Check
Pull out your purchase agreement and verify everything that was supposed to convey is still there. Common items: appliances, mounted TVs, drapes/curtains, ceiling fans, shelving, outdoor furniture, pool equipment, custom built-ins. If something's missing, document it with photos and notify your agent immediately.
If You Find a Problem
If you find significant damage or missing items, do NOT proceed with closing on schedule. Your options: delay closing until the seller resolves it, negotiate an additional credit at closing (called an "escrow holdback"), or — in extreme cases — refuse to close. Once you sign and take possession, your leverage drops to near zero.
A 30-minute walk-through is the cheapest insurance against closing surprises. Take the time. Document what you find. Don't close with unresolved issues.
