What to Do Before Your Final Walk-Through: A Buyer Checklist

Jan 31, 2027 · By Oanh Nguyen · Broker & Loan Officer · Buying

You're almost there. Your loan is nearly done, your signing appointment is set and the keys are close. Before closing, you'll usually have one more chance to see the home: the final walk-through.

The final walk-through isn't a second inspection. It's a chance to confirm that the home is in the condition you agreed to, that agreed repairs were completed and that items included in the sale are still there.

In this post, I'll explain the walk-through's purpose, how to prepare, what to check, what to document and how to raise issues with your transaction team before closing.

This is general information, not legal advice. Your purchase contract controls what the seller must do and the timing of your walk-through. For legal questions, talk with a real estate attorney.

What the Final Walk-Through Is For

In a typical California purchase, the contract gives the buyer a chance to do a final verification of the property's condition shortly before closing.

The purpose is to confirm:

• The home is in the condition agreed in the contract.
• Agreed repairs were completed as promised.
• Included items are still there, like appliances, fixtures or other items listed in the contract.
• No new problems have appeared since your inspection, like damage from the move-out.

What it isn't:

• A new inspection. You generally can't use it to bring up new requests about conditions you knew about during your inspection period.
• A chance to renegotiate the deal, except as your contract allows.

When It Happens

The timing is set by your contract, usually a few days before closing. Sometimes it happens right after the seller moves out, which is ideal because you can see the empty home.

If the seller is staying after closing under a rent-back, you may do the walk-through while they're still there, and possibly again when they leave, depending on the agreement. Ask your agent how your contract handles this.

How to Prepare

Before the walk-through:

• ☐ Review your contract for included and excluded items.
• ☐ Review your repair agreement and any credits.
• ☐ Ask the seller for receipts, invoices and permits for completed repairs, through your agent.
• ☐ Bring your inspection report to compare.
• ☐ Bring a phone charger for testing outlets, a flashlight and your checklist.
• ☐ Plan enough time, often longer than you'd expect.

What to Check: Agreed Repairs

• Were all agreed repairs completed?
• Do they look professionally done?
• Do you have receipts and permits, where required?
• Were any repairs done differently than agreed?

If something was supposed to be done by a licensed contractor, check the receipts for the contractor's name and license number. You can verify licenses with the Contractors State License Board.

What to Check: Included Items

Your contract lists items that stay with the home. Common examples:

• ☐ Appliances, like the stove, dishwasher or refrigerator, if included.
• ☐ Washer and dryer, if included.
• ☐ Light fixtures and ceiling fans.
• ☐ Window coverings.
• ☐ Built-in shelving and fixtures.
• ☐ Garage door openers and remotes.
• ☐ Keys, gate fobs and mailbox keys.
• ☐ Alarm codes and smart home devices, if included.
• ☐ Solar equipment and documents, if applicable.
• ☐ Manuals and warranties, if agreed.

What to Check: Systems

Turn everything on and off.

• ☐ Lights and switches in every room.
• ☐ Outlets: test a sample with your phone charger.
• ☐ Faucets: hot and cold water in every sink, tub and shower.
• ☐ Toilets: flush each one.
• ☐ Drains: check that water drains normally.
• ☐ Water heater: confirm hot water.
• ☐ Heating and air conditioning: run each for a few minutes.
• ☐ Appliances: turn on the stove, oven, dishwasher, microwave and garbage disposal.
• ☐ Garage door opener.
• ☐ Doorbell, smoke and carbon monoxide alarms.
• ☐ Irrigation, if possible.

What to Check: Condition

• ☐ Walls, floors and ceilings for new damage, especially from moving.
• ☐ Windows and doors open, close and lock.
• ☐ Signs of leaks under sinks, on ceilings and around the water heater.
• ☐ Debris or belongings left behind that weren't agreed.
• ☐ Yard and exterior in the expected condition.
• ☐ Garage, attic and storage areas cleared, if expected.
• ☐ Pests, like droppings or signs of activity.

Take Photos and Notes

Document what you find.

• Take photos and short videos of each room, any issues and the condition of completed repairs.
• Note the date and time.
• Write down anything that doesn't match the contract or repair agreement.

Photos help you explain issues clearly and keep a record of the home's condition at closing.

Special Situations

New construction: Builders often schedule a walk-through, sometimes called an orientation, where you note items for the builder to fix. Ask how the builder's punch list and warranty work, and get everything in writing.

Condos and townhomes: In addition to the unit, check your assigned parking space, storage unit and mailbox key. Ask whether move-in requires an elevator reservation or deposit with the HOA.

Tenant-occupied homes: If a tenant moved out before closing, check for damage and belongings left behind. If a tenant is staying, your contract and the lease govern the walk-through. Ask your agent and, for legal questions, an attorney.

Rent-backs: If the seller is staying after closing, agree in writing on how the home's condition will be checked when they move out, and how any issues will be handled.

Long-distance buyers: If you can't attend, ask your agent to do a video walk-through with you on the phone, and send photos of each item on the checklist.

Questions to Ask Your Agent Before the Walk-Through

1. When is the walk-through scheduled, and how long should I plan?
2. Will the seller have moved out by then?
3. Have the seller's repair receipts been provided?
4. Which items are included and excluded under our contract?
5. What are my options if something isn't right?
6. How will keys, remotes and codes be handed over?

Room-by-Room Order

Walking through in the same order every time helps you avoid missing anything:

1. Exterior: roof line, gutters, yard, fences, irrigation.
2. Garage: door opener, remotes, water heater, panel.
3. Kitchen: appliances, faucet, disposal, cabinets.
4. Living areas: lights, outlets, windows, floors.
5. Bedrooms: closets, windows, outlets.
6. Bathrooms: faucets, showers, toilets, drains, fans.
7. Laundry: hookups, appliances if included.
8. Final check: thermostat, alarms, doors locked.

How to Raise Issues

If you find a problem, don't panic. Many issues can be resolved quickly.

Steps:

1. Tell your agent right away, while you're still at the home if possible.
2. Share photos and notes.
3. Your agent will contact the listing agent to explain the issue.
4. Discuss options, which may include: - The seller fixes the issue before closing. - The seller provides a credit, if your lender allows. - Funds are held in escrow until the issue is fixed, if all parties and the lender agree. - Closing is delayed, if needed and agreed.
5. Put any agreement in writing, using the right forms.

Important: your options depend on your contract. For serious issues, talk with your agent and, if needed, a real estate attorney before closing.

Common Walk-Through Issues

• Repairs not completed or not done as agreed.
• Missing included items, like appliances or light fixtures.
• Damage from moving, like holes in walls or scratched floors.
• Belongings or trash left behind.
• Systems not working, like a dishwasher that won't start.
• New leaks or water damage.

After the Walk-Through

• Confirm any agreed fixes happen before closing.
• Keep your photos and notes with your closing documents.
• Save receipts, permits and warranties for repairs.
• Plan your move-in: change locks, set up utilities and test alarms.

My post on planning for home maintenance after closing has a first-30-days checklist.

Final Walk-Through Checklist

Bring: contract, repair agreement, inspection report, phone charger, flashlight, this checklist.

Check:

• ☐ All agreed repairs completed, with receipts.
• ☐ All included items present.
• ☐ Lights, outlets, faucets, toilets and drains work.
• ☐ Hot water, heating and cooling work.
• ☐ Appliances work.
• ☐ Windows and doors open, close and lock.
• ☐ No new damage or leaks.
• ☐ Home cleared of belongings and debris, as agreed.
• ☐ Keys, remotes and codes provided or arranged.

Document: photos, videos and notes.

Report: issues to your agent right away.

Common Mistakes

1. Skipping the walk-through or rushing it.
2. Not bringing the repair agreement.
3. Not testing systems.
4. Not taking photos.
5. Waiting until after closing to raise issues.
6. Trying to renegotiate items you knew about during your inspection period.

Key Takeaways

• The final walk-through confirms condition, repairs and included items.
• It isn't a new inspection.
• Prepare with your contract, repair agreement and inspection report.
• Test systems and document everything.
• Raise issues with your agent right away, before closing.

A Hypothetical Example

This example is made up to show the process. It is not based on any real home, buyer or seller.

A buyer arrives for the final walk-through two days before closing, with their contract and repair agreement. The seller has moved out. The buyer checks the repaired kitchen sink, tests appliances and runs the heater.

They notice the agreed garage door opener remote is missing and a light fixture listed as included was replaced with a bare bulb. They take photos and tell their agent. The listing agent contacts the seller, who returns the remote and the original fixture the next day. The buyer closes on time.

Frequently Asked Questions

How I Can Help

I attend final walk-throughs with my buyers, check agreed repairs and included items against the contract and handle any issues with the listing agent quickly so closing stays on track.

The Bottom Line

The final walk-through is your last chance to confirm the home is ready before it's officially yours. Prepare with your documents, test systems, check repairs and included items, take photos and raise any issues right away.

Getting close to closing? Ask for my final walk-through checklist, and let's make sure everything is ready.

Sources

• Consumer Financial Protection Bureau, Closing on your new home: https://www.consumerfinance.gov/owning-a-home/close/
• Contractors State License Board, Hire a Contractor: https://www.cslb.ca.gov/Consumers/Hire_A_Contractor/
• California Office of the State Fire Marshal, Home Owners and Individuals: https://osfm.fire.ca.gov/resources/home-owners-and-individuals

Get my final walk-through checklist. Call or text me at 408-780-1188, or email onrealtygroup@gmail.com.

Oanh Nguyen · Broker & Loan Officer · On Realty Group, brokered by LPT Realty · BRE #02133991 · NMLS 2020335

Equal Housing Opportunity.

Disclaimer: This post is general information only, not an appraisal or legal, tax or financial advice; data comes from the public sources linked above, is believed reliable but not guaranteed, and can change at any time.