Final walkthrough checklist, and what to do if something's wrong

The final walkthrough is the buyer's last visit before closing, usually within a day or two of it, to confirm the property is in the condition the contract requires: agreed repairs done, included items left, no new damage, systems working. It isn't a second inspection. If something's wrong, document it and tell the agents before signing.

More on this topic: Contract to close: process and checklists, every guide in one place.

Below is a checklist to take on the walkthrough, and a step-by-step plan for the moment something isn't right. Closingbird's booking pages let the buyer's side pick a walkthrough time without the back-and-forth.

When the walkthrough happens

Many purchase contracts give the buyer the right to a walkthrough within a set time before closing; some just say "prior to closing". Book it early in the final week, when you know the closing time, so there's room to fix problems. If the seller is staying after closing under a rent-back or occupancy agreement, check what the contract says about a second look at move-out. Check your state's contract for the actual wording.

The final walkthrough checklist

Repairs and agreements

• Every repair in the signed repair agreement is done. Compare against the agreement, item by item. See the inspection objection process.
• Receipts or invoices for the work have been delivered, if the agreement requires them.
• Anything the seller agreed to leave or remove has been left or removed.

Included items

• Appliances, fixtures and items listed as included are there: window coverings, light fixtures, mounted brackets, the items named in the contract.
• Keys, garage door openers, mailbox keys, gate codes and alarm codes, or a plan for handing them over.
• Manuals and warranties, if promised.

Systems

• Heating and air conditioning run.
• Taps, showers and toilets work, with no new leaks under sinks.
• Lights, outlets and the electrical panel look normal.
• Water heater, appliances, garage door, doorbell, smoke and carbon monoxide alarms work.
• Doors and windows open, close and lock.

Condition

• No new damage since the inspection: walls, floors and doorframes after the move-out, the roof and yard after storms.
• No water in the basement or crawl space, and no new stains on ceilings.
• The property is left in the condition the contract requires, for example "broom clean", and free of the seller's belongings and rubbish.

If something is wrong

1. Document it on the spot: photos or video with time stamps, and notes.
2. Check the contract and the repair agreement. Is this something the seller was required to do or keep? If not, it may not be the seller's problem.
3. The buyer's agent tells the listing agent straight away, in writing, with the photos.
4. Agree a fix that fits the size of the problem. Common options are below.
5. Put the fix in writing and get it signed before closing, and tell the lender and title or escrow if it changes any money.
6. Re-check if needed, for example a second walkthrough after an urgent repair.

A credit or change in costs this late usually needs a corrected Closing Disclosure, but it doesn't normally restart the three-day wait. See the Closing Disclosure 3-day rule for the changes that do.

Problems found at the walkthrough are far easier to solve before the buyer signs than after the keys change hands.

For the coordinator: walkthrough tasks

• Add the walkthrough to the file, counted back from closing, and book it with the listing side.
• Send the buyer this checklist and a copy of the repair agreement the day before.
• Confirm repair receipts are in before the walkthrough, not during it.
• Confirm utilities stay on until closing.
• Record the walkthrough result on the file, and any signed agreement that came out of it.

In Closingbird, the walkthrough sits on the file as a checklist step and a date counted back from closing, with deadline tracking reminders. Agents and clients can pick a time from a booking page, and client texting sends the reminder from the file. For everything else in the final week, see the contract-to-closing timeline.

This guide is general information, not legal advice. Walkthrough rights and remedies depend on your contract; check your state's contract.

Frequently asked questions

How long before closing is the final walkthrough?

Often within a day or two of closing, but the contract may set a window. Booking it early in the final week leaves time to fix anything found.

Is the final walkthrough the same as an inspection?

No. It's a check that the property is in the condition the contract requires, that agreed repairs are done and that nothing new is wrong. It isn't a chance to raise new requests about issues already known.

What happens if repairs aren't done at the final walkthrough?

The buyer's agent tells the listing agent in writing, and the parties agree a fix: the seller completes the work, gives a credit, agrees a holdback where allowed, or the closing is delayed by a signed amendment.

Can a buyer refuse to close after the walkthrough?

Only if the contract gives them that right, usually because the seller hasn't met a contract term. Refusing without one can put the earnest money at risk, so get advice first.