The final walkthrough before closing, explained

Just before you sign the final papers and get the keys, you get one more visit to the home: the final walkthrough. It is not an inspection, and it is not a formality to skip. It is your last opportunity to confirm the house is in the condition you agreed to buy — that agreed repairs got done, nothing new broke, and the seller did not leave the place a mess or take things that were supposed to stay. Ten minutes here can prevent a very expensive regret.

When it happens and why

The walkthrough is usually scheduled in the day or two before closing, often within 24 hours of signing. By then the seller has typically moved out, so you can see the home empty and confirm nothing changed since your offer and inspection. It is a checkpoint, not a negotiation — but catching a problem now, while the seller still needs your signature, is far easier than fixing it after you own the place.

Your walkthrough checklist

• Agreed repairs: confirm anything the seller promised to fix is actually done, and ask for receipts.
• Everything that should stay: appliances, fixtures, and anything included in the contract are present.
• Turn things on: test faucets, toilets, the water heater, HVAC (heat and AC), major appliances, and a sample of lights and outlets.
• Look for new damage: check for leaks, stains, or damage from the seller moving out.
• Nothing was removed: light fixtures, hardware, and built-ins that were supposed to stay are still there.
• The home is broom-clean and empty of the seller's belongings and trash, per your contract.

If something is wrong

Do not sign as if everything is fine and hope to sort it out later — once you close, your leverage is mostly gone. Tell your agent immediately. Common solutions include delaying closing until the issue is fixed, negotiating a credit or a holdback of funds in escrow to cover the repair, or having the seller resolve it before you sign. What works depends on your contract and how serious the problem is, so lean on your agent and, where needed, your attorney.

The bottom line

The final walkthrough is your last look before the home is legally yours. Confirm agreed repairs are done, test that systems and appliances work, make sure nothing that should stay is missing, and check for new damage. If something is wrong, raise it before you sign, while you still have leverage. It is a short visit that protects a very large purchase. Your agent guides the specifics for your deal.