The final walkthrough checklist is the buyer's last look before the house becomes theirs. It isn't a second inspection. It's a check that the home is in the condition the contract promised, agreed repairs are done, and everything that's supposed to stay is still there. Here's the walkthrough I run, and what to do when something's off.
The short answer
Schedule the walkthrough as close to closing as you can, ideally after the seller has moved out. Check that agreed repairs are done (with receipts), systems work, included items are there, nothing new is damaged, and the home is clean and empty of the seller's things unless agreed. If there's a problem, raise it right away with the listing agent so it can be fixed or credited before signing.
Step by step
- Schedule it early. Book with the listing agent a day or two before closing, or the morning of. After move-out is best.
- Bring the paperwork. The contract, inspection resolution and the list of inclusions and exclusions.
- Check repairs. Look at each agreed item. Ask for receipts and any warranties from licensed contractors.
- Test the systems. Furnace and AC, water heater, faucets and toilets, lights and outlets, appliances, garage door openers, sprinklers if in season.
- Look for new damage. Moving damage to walls, floors and doors. Water stains that weren't there before.
- Check the inclusions. Fixtures, window coverings, appliances and anything else the contract says stays.
- Make sure it's empty. No leftover furniture, trash or chemicals unless agreed.
- Collect the extras. Keys, garage remotes, mailbox keys, codes, manuals and warranty info.
- Handle problems fast. Call the listing agent from the house. Options: fix before closing, a credit or holdback if allowed, or a short delay. Ask your managing broker before agreeing to anything unusual.
- Rent-back? If the seller stays after closing, plan a second walkthrough at move-out. See seller rent-back.
Walkthrough checklist
| Area | Check |
|---|---|
| Repairs | Done, receipts in hand |
| HVAC | Heats and cools |
| Plumbing | No leaks, hot water works |
| Electrical | Lights, outlets, panel |
| Appliances | Turn on and run |
| Inclusions | All present |
| Condition | No new damage, broom clean |
| Keys and remotes | All delivered |
How to explain it to your client
"The walkthrough isn't another inspection. We're checking three things: the repairs the seller agreed to are done, nothing new is broken, and everything that's supposed to stay is still here. Bring your phone so you can take photos. If anything's wrong, we'll call the listing agent from the house and fix it before you sign, not after."
Watch-outs
- Too early is risky. A walkthrough a week before closing misses moving damage.
- No receipts, no proof. Ask for contractor invoices on agreed repairs.
- Don't renegotiate the whole deal. Stick to the contract and agreed repairs.
- Utilities on. Make sure power, gas and water are on so you can test.
- Wire fraud. Closing week is peak time for fraud emails. Repeat the warning. See wire fraud warning.
Further reading
This is training for real estate agents. It isn't legal advice. Check with your managing broker.
Questions
When should the final walkthrough happen?
As close to closing as possible, ideally after the seller moves out.
Is the walkthrough a second inspection?
No. It's a check on condition, repairs and inclusions.
What if a repair wasn't done?
Call the listing agent right away. Fix, credit or delay, per your contract and broker's guidance.
Can the buyer skip the walkthrough?
They can, but it's a bad idea.
Should the buyer's agent attend?
Yes. You know the contract and the repair list, and you can call the listing agent on the spot if something's wrong. Don't send the buyer alone.
What if the seller hasn't moved out yet?
Do what you can, then plan a quick second look after move-out if timing allows. Moving day is when most new damage happens.
What should the buyer bring?
The contract, repair list, inclusions list and a phone for photos.
Brian Lee Burke is the founder of PadLeaders, a Colorado real estate broker licensed since 2003, team leader of The Kenna Group at Keller Williams DTC (formerly Kenna Real Estate Group) and the author of Mastering Real Estate and The Real Estate Playbook. More about Brian.