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The final walkthrough before closing: Checklist and tips

Danica A • Nov 01, 2021
As you prepare to finalize a home purchase, there’s an important step to take before the closing: the final walkthrough. This personal inspection helps ensure that the home you committed to on paper is in relatively identical condition to when you first visited, and that the seller is compliant with the terms of your real estate contract.

What is the final walkthrough before closing?

A final walkthrough is an opportunity for you, as the homebuyer, to visit and assess the property you’re purchasing before the closing. The goal of the visit is to ensure the home is in the same condition it was when you agreed to buy it.

It’s also an opportunity for you to ensure that the seller has moved out or substantially moved out, and that the seller did not cause any damage during the move-out.

This visit is important, as it allows you to assess whether the seller has met your interpretation of the purchase agreement and removed all their personal property.

This is also the time to confirm that non-subjective contractual obligations of the seller, such as specific repairs, have been met.

Final walkthrough checklist: What to look for 

There are several items you should confirm during the final walkthrough of the property. The following checklist is recommended:


  • The seller’s belongings have been fully moved out.
  • Any repairs that the seller promised would be done have been completed.
  • All appliances that the purchase agreement specified would remain are in proper working order.
  • The seller left copies of all manuals and instructions for appliances and fixtures.
  • Door and window locks are fully functioning.
  • The HVAC systems (furnace, air conditioning, etc.) are working properly.
  • All faucets are working, toilets flush properly and there are no plumbing leaks.
  • All walls, ceilings and doorways are structurally intact and not damaged from moving.
  • The yard is free of any debris or damage.
  • The seller left the garage door openers and keys in the home or with their agent.


Cleanliness, completion of repairs, any changes to the condition of the property from the time of the sales contract, presence of all items that are contractually included in the sale and removal of items not included in the sale should all be checked during your final walkthrough.

When is the final walkthrough? 


The final walkthrough commonly take places 24 to 48 hours before closing. The home purchase agreement typically contains a provision allowing for the walkthrough, and it might specify the window of time in which it can occur.


It's always suggested to clients to schedule the final walkthrough on the morning of the closing so that they are getting a last look to make sure the property is in good condition prior to signing closing paperwork.


What to bring to the final walkthrough


You are not required to bring anything with you to the final walkthrough, but you might want to bring a checklist (either on paper or your phone) that you can mark off during your visit. Your real estate agent and/or attorney might also be present with you during the final walkthrough.


How long should a final walkthrough take? 



The duration of the walkthrough is up to you — there is no legal maximum or minimum time limit. Generally speaking, prepare to take the time necessary to carefully evaluate the home. Rushing through a final walkthrough can lead to regret, as you could accidentally overlook flaws or breaches of contract.


How long it takes is highly dependent on the property, how inclined you are to look at details, what you end up finding and other unpredictable factors. It's always recommend scheduling at least an hour and a half — sometimes longer. Walkthroughs don’t usually take longer than that, but they can, at times.

Can a buyer back out during the final walkthrough? 


Whether or not you can terminate your real estate contract after the final walkthrough depends on the terms of your agreement.


In most cases, it would be hard to terminate the purchase agreement as a result of the final walkthrough, unless you could point to a major change in the condition of the property. For smaller items of damage that happened after the purchase agreement was entered, it’s more realistic that the parties would agree to have the buyer withhold from the seller an amount necessary to make the repairs at closing.


Legally, however, you are allowed to back out if the property does not meet the obligations detailed in your real estate contract.


Typically, sellers and buyers instead agree to either monetary compensation or other solutions to ensure the transaction moves forward.


What to do if you find issues in the walkthrough


You might discover a problem or violation of your purchase agreement during the final walkthrough, but that doesn’t mean it’s a dealbreaker.


Depending on the problem, there is usually a solution that can be worked out with the seller. For example, if the seller appears that they are not able to move by the scheduled closing date, you could either delay the closing date or enter into a lease with the seller so that you receive rent from them after the scheduled closing date. If there is damage to the property you notice, you could have the seller agree to make the repairs to the property or negotiate to have the purchase price reduced by the cost of repairs.


Most sellers are open to making things right at this stage of the process.

What does sale pending mean?

By Danica A • 01 May, 2022
You’ve spent months searching for the perfect home, and you think you may have finally found it. But when you hop online to do some additional research, the home’s status is listed as “sale pending.” Are you entirely out of luck? It doesn’t say “sold,” after all. Find out more about what “pending” means on a house for sale, and what your options are if you’re interested in it. What does sale pending mean in real estate? A pending sale in real estate simply means that the seller has received and accepted an offer on their home. However, the deal is not yet finalized — hence “pending” and not simply “sold.” If you’re interested in a pending property, your agent should consult with the seller’s agent to learn more about the status. You may still have a chance, though it is likely slim. Can you make an offer on a house that is pending? In short, yes. But it may not be worthwhile. A pending deal is not set in stone, but it’s not exactly open for discussion either. Unless the pending deal falls through, you can’t simply win over the seller by offering more money or waiving certain contingencies. In fact, most sellers are contractually obligated to honor the current offer, even if a higher bid comes in. Still, if you’re really interested in the home and counting on the current deal to fall through, you do have the option to submit a backup offer. Be sure to consult with your real estate agent for advice on the best way to move forward in this situation. Reasons a pending sale may come back on the market It is possible, if not likely, for a pending sale to come back on the market. There are many reasons why this could happen: Below are some common reasons why real estate purchase transactions sometimes fall through.

4 Signs That It’s a Good Time to Sell Your Home

By Danica A • 01 Apr, 2022
You might already know for a fact that you’re ready for a new home. But before you pull the trigger on selling your current home, you want to know that you’ll get top dollar and be financially secure for the long haul. Here are four signs that there’s no time like the present to put your home on the market. 1. You Don’t Need Any Big Repairs or Remodeling Sure, upgrading a bathroom sink might make you feel better about what potential buyers see when touring your home. But don’t sweat the small stuff. You aren’t likely to recoup the expenses you put into most home improvement projects, much less turn a profit . The important thing is that your home doesn’t need some type of major overhaul that sends buyers running for the hills – something like a leaky roof or cracked foundation. Barring any such severe flaws, just double check with your real estate agent to make sure there aren’t any renovations that would significantly raise your home’s value. If there aren’t, then you should consider your home ready to hit the market. 2. You Have Positive Equity to Avoid Out-of-Pocket Costs Equity is the difference between what your home is worth and what you owe on it. Say your home is worth $100,000. If you only owe $50,000 to pay off your mortgage, that means you have $50,000 in positive equity. Ideally, you’d like to have enough equity to cover closing costs and put some money down on your next home. At a minimum, you want to have enough to cover the current balance of your mortgage, so you can avoid paying out of pocket. As long as you have even a small amount of positive equity, that’s a positive sign that you’re ready to transition to a new home.

Foolproof Paint Colors That Will Sell Your Home

By Danica A • 01 Feb, 2022
Selling a home with an electric, lime-green living room is going to be more difficult than you originally anticipated. In fact, your home might sit stagnant on the market for quite some time. The reality is that paint color packs a serious punch in the real estate game. So, which colors are going to sell your home? A home remodeling guide and contractor liaison website, surveyed 200 leading interior design experts and influencers to uncover the upcoming paint trends for owners to keep in mind before selling their home. We’re armed with Fixr's Paint & Color Trends Report and ready to dish on the hues to use and hues to lose before putting your house on the market. (Hint: Lime green didn’t make the list.) The Kitchen: White or Warm Gray Design pros believe that warm gray or classic white tones are best for painting interior rooms like the kitchen. Some of our favorite white and warm gray paint colors to check out for your kitchen include Revere Pewter and Simply White by Benjamin Moore or Pure White and Agreeable Gray by Sherwin Williams. The Living Room: White When in doubt, white it out. Surveyed pros believe white paint will sell your home because not only does it provide future buyers with a blank slate, but it gives living rooms a fresh, well-kept appearance that appeals to the masses. Our tried-and-true white paint colors include Snowbound or Greek Villa from Sherwin Williams or White Dove and Chantilly Lace from Benjamin Moore.
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