The Final Walk-Through Checklist: 20 Things to Check Before Closing

Weeks may pass between your inspection and closing. In that time, sellers pack, movers come and go, and things can change. The final walk-through is your chance to make sure the home you’re buying is the one you agreed to buy.

What to bring

• A copy of your contract and any repair or inspection addendum.
• Receipts or invoices for repairs the seller agreed to make.
• A phone charger or small lamp to test outlets.
• Your agent, who can address problems on the spot.

The 20-point checklist

Area	What to check
Agreed repairs	1. Each repair is completed. 2. Receipts match the work. 3. Permits are closed if required.
Systems	4. Heat and air conditioning both run. 5. Water heater makes hot water. 6. Electrical panel looks unchanged.
Plumbing	7. Faucets run in every sink and tub. 8. Toilets flush and stop running. 9. No new leaks under sinks.
Appliances	10. Stove and oven heat. 11. Dishwasher runs. 12. Refrigerator is cold. 13. Washer and dryer work if included.
Walls and floors	14. No new damage from moving furniture. 15. No new water stains on ceilings.
Doors and windows	16. Locks work and you have all keys, fobs and openers. 17. Garage door opens and reverses safely.
What stays	18. Fixtures, window treatments and items in the contract are still there.
What goes	19. Personal items, trash and paint cans are removed as agreed.
Outside	20. No new damage to the roof, siding, deck or yard.

A real example

On one walk-through, my buyers found the dishwasher leaking after a test cycle. It worked during the inspection a month earlier. The seller agreed to a $700 credit at closing for a replacement, which the settlement agent added to the paperwork that afternoon. Closing went ahead on time.

What to do if you find a problem

1. Take photos and tell your agent right away.
2. Check the contract to see what the seller is responsible for.
3. Negotiate a fix before closing, a credit, or an escrow holdback, where money is held at closing until the work is done.
4. Delay closing only for serious issues, since delays can affect your rate lock.

Timing your walk-through

The best time is after the sellers have moved out and before you sign, often the day of closing or the day before. An empty home shows wall and floor damage that furniture hid. If the sellers are moving out the morning of closing, plan for a short delay rather than skipping the walk-through.

New construction walk-throughs

Builders usually hold a separate orientation, sometimes called a blue tape walk, a week or two before closing. Use it to note paint touch-ups, scratches and items that don’t work. Then use the final walk-through to confirm everything on that list was finished.

What most people miss

• Running every faucet for a minute, which can reveal slow leaks.
• Checking that the seller removed items in the basement, garage and attic.
• Testing the HVAC in both heating and cooling modes when the weather allows.
• Asking for manuals, warranties and codes, such as the alarm and garage keypad.

Condos and townhouses

In a condo, you usually won’t check the roof or exterior, since the association maintains them. Focus on the unit itself, and confirm you have building access fobs, mailbox keys, parking passes and storage unit keys. In a townhouse community, check the parts you own, and ask for any amenity passes or gate codes. Confirm trash and recycling days with the HOA too, and ask where packages are delivered.

Frequently asked questions

Is a final walk-through required?

It’s a right in most contracts, not an obligation, but I strongly recommend it every time.

What if the sellers haven’t moved out yet?

Schedule a second look if possible, or plan a rent-back walk-through. Read Rent-Back Agreements Explained.

What happens on closing day?

See Closing Day in Virginia and keep my after-closing checklist handy.