Every Smart Buyer Does This Before Closing — If Your Agent Says Skip It, Think Twice
SOURCE: Realtor
In a housing market where buyers are paying premium prices and sometimes waiving inspections just to get a home, the final walk-through is one of the last chances to protect your investment.
It’s not just a formality—it’s your opportunity to ensure that no last-minute surprises await behind the front door.
"A final walk-through is one of the most important steps in the homebuying process and a buyer's last line of defense to ensure you're getting exactly what was agreed upon," says Miltiadis Kastanis, director of new development sales at Compass in Miami.
Even if your real estate agent downplays its importance or says the seller isn’t allowing one, don’t assume you’re out of options. Experts agree that buyers need to push to make sure it happens, and they offer some advice on how to make sure it does.
What the final walk-through is—and why it’s crucial
The final walk-through typically occurs 24 to 72 hours before closing, according to Kastanis.
It's not a formal inspection, but it's a buyer’s right to verify:
The home is in the same (or better) condition as when the offer was accepted.
Repairs (if any) have been completed as agreed.
Fixtures and appliances that were part of the deal are still present.
There’s been no damage since the last visit, such as flooding, leaks, break-ins, or vandalism.
This walk-through isn’t about nitpicking cosmetic issues—it’s about accountability and peace of mind before signing off on a major purchase.
"I’ve seen sellers take chandeliers, refrigerators, and all sorts of stuff they shouldn’t have," says Jeff Lichtenstein, CEO and broker at Echo Fine Properties in Palm Beach, FL. "That's why I always encourage my clients to do a final walk-through, because its an absolute must."
During the final walk-through, your goal is to make sure everything that's meant to work, works. A good checklist to follow should include:
Flush all toilets.
Test light switches.
Test power outlets.
Run appliances.
Open and close windows.
Check garage doors.
Check air-conditioning.
Check hot water heater.
Look for signs of water damage that wasn't present at your last visit.
Verify that fixtures and appliances that were part of the deal are still present.
Make sure all garbage and debris were removed, and that the property is "broom clean."
Lastly, if the previous owners have moved out, this is your best opportunity to see the place unfettered, so take advantage.
"If the property is not a new build, and the owners have moved out, check for any possible damage or issues that could have been obscured previously," advises Nikki Beauchamp, an associate broker with Sotheby's International Realty in New York City. "If there were rugs or furniture, check the state of the floors and look for holes in the wall."
Why some sellers—and even agents—try to skip it
A final walk-through can get skipped or discouraged for many reasons, some understandable, some rather lazy—some even a bit nefarious.
A tight closing timeline is the most common reason, though you should never feel rushed to close until you're satisfied. Additionally, if the seller has already moved out and has moved away, they may not be able to reopen the home. But again, there should be a way around this.
Your agent may think it’s just a formality and not worth the time, but remember, it's your time and money and you have the right to insist on the walk-through. There's also the possibility a seller knows there’s an issue and hopes it won’t be noticed—however that's the whole point of a walk-through to begin with.
But the most common reason is that a buyer is purchasing “as is” and mistakenly thinks the walk-through doesn’t apply.
"Even in 'as-is' purchases, the walk-through is a final checkpoint to make sure nothing unexpected has happened to the property right before all the paperwork is signed and finalized," says Andrew Fortune, real estate agent and brokerage owner at Great Colorado Homes. "Maybe the house caught on fire the night before, or a tree feel over, or a hailstorm destroyed the roof. Walk-throughs are more for those types of things."
Even in competitive markets or cash deals, the walk-through is often still contractually permitted—and skipping it could cost the buyer thousands in repairs or missing items.
"Once, we came to a townhouse for the walk-through and water was flowing through from the second floor down the stairs and through the ceiling," says Lichtenstein. "Since this was now a mold issue with extensive water damage, the buyer promptly canceled."
Kastanis has also seen buyers uncover significant issues during a walk-through. "These include AC systems not working, settlement or foundation issues, water intrusions and stucco cracks, moisture levels in crawl spaces and garages, or missing or swapped appliances. Addressing those before closing can save lots of money and major headaches," she says.
How to insist on your walk-through—and what to look for
When it comes to making sure a walk-through happens, there are many ways that you as a buyer can advocate for yourself.
You should:
Make sure a final walk-through is included in the purchase agreement.
Ask your agent early in the process to schedule it proactively.
Bring along a checklist and a camera.
Make sure any agreed-upon repairs were done, and be sure to ask for invoices or receipts.
"If something’s wrong, it’s within your rights to pause the closing, request a credit, or negotiate a resolution," says Kastanis.
SOURCE: Realtor
