Walkthrough

· 2 min read
A walkthrough (or final walk-through) is your last chance to inspect the home before closing — it’s not a second home inspection, but a check…

A walkthrough (or final walk-through) is your last chance to inspect the home before closing — it’s not a second home inspection, but a check that nothing went wrong since you last saw the place.

The walkthrough typically happens 24–48 hours before closing. You, your agent, and sometimes your inspector walk through the property to verify that agreed-upon repairs were made, nothing new is damaged, and the seller actually moved out.

It usually takes 30–60 minutes. Don’t skip it.

What to Check During a Walkthrough

  • All negotiated repairs are completed
  • Appliances that were included in the contract are still there
  • No new damage to walls, floors, or fixtures
  • All systems work — run the HVAC, flush toilets, test every faucet
  • Garage door openers, remotes, and keys are available
  • The seller’s belongings are gone (unless otherwise agreed)

On a $350K home, discovering a broken HVAC system at the walkthrough is a $5,000–$10,000 problem. Better to catch it now than after you’ve signed.

Watch out for: Sellers who leave junk behind. If the contract says the home is delivered “broom clean” and there are three rooms of furniture and a garage full of trash, that’s a breach. Don’t close until it’s resolved — removal costs can run $500–$3,000, and once you close, it’s your problem. Your buyer’s agent should demand resolution before signing.

What If Something’s Wrong?

If you find a problem during the walkthrough, you have options. You can delay closing until it’s fixed, negotiate a credit at closing, or put money in escrow for the repair. You can’t usually cancel the deal over minor issues at this stage — your contingency periods have likely passed.

For major issues (flooding, vandalism, a tree through the roof), you may have legal grounds to delay or renegotiate even after contingencies expire.

Is a walkthrough legally required?

No, but your contract almost certainly gives you the right to one. Waiving it is one of the worst decisions a buyer can make. It takes an hour and costs nothing. If you find a problem after closing, you own it — literally. Factor any last-minute surprises into your closing cost planning and check our glossary for related terms like possession date and as-is sale.