So your offer has been accepted, you have gone through the inspection, and the appraisal came in at-value. You’re just a signing away from homeownership. Oh, and something your real estate agent calls a “final walkthrough.” Let’s dive into what a final walk-through is, when it’s done and the most common issues that crop up during them.
First of all, the final walk-through takes place a few days before your signing. Think of it as your final chance to point out any issues before closing: because good luck getting a seller to do something after the fact.
Here are the most common issues and what to look for during your final walk:
Make sure the house is clean
This is typically a condition in offers. It says: seller shall clean the interiors of any structure and remove all trash, debris and rubbish. So if you’re selling, sweep and vacuum! If you’re buying, make sure you’re being realistic and don’t expect a spotless home. That’s usually your job once you move in. sometimes sellers will leave old paint cans to be helpful, but if you want them gone, now’s the time to say so.
Make sure agreed-upon repairs are made
Next, check to be sure any agreed-upon repairs were done. Sometimes the seller just forgot to do them…or hoped you would forget! As an agent I always ask for receipts for work that needed to be done by a professional about a week before closing. If it’s caught at the final walkthrough, it’s likely going to cause a delay in you getting house keys. If it’s a simple repair that the homeowner could do themselves—like replacing a faucet or adding carbon monoxide detectors- ask for a photo of the work to prevent any surprises.
Make sure items are still there
Make sure the seller hasn’t removed anything they agreed to leave…and that there aren’t any secret swaps for lesser quality items. If it happens, it’s typically with the washer, dryer, or refrigerator. Sellers: always read the contract or ask your agent before removing personal property. Buyers: check it all out at the walkthrough!
Make sure there’s no damage
The last issue is damage from moving, so check the walls for massive knicks from moving a huge dresser or 15 holes from where a mounted TV used to hang. Sellers, you can take the TV and mount if it wasn’t in the contract, but you have to patch the wall and paint. Don’t leave it looking like a shooting range target.
Most walk-throughs have no problems at all, and if they do, they’re easily fixed. If you do find a problem, typically closing will be delayed until the issues are fixed. The other option is for the seller to give the buyer a concession. For instance, if the seller agreed to remove a bunch of firewood from the yard and it wasn’t done, they could give the buyer $150 toward closing costs to get it done. Both parties would have to agree on the amount and that this is an acceptable remedy.
A final walkthrough isn’t an inspection and it isn’t the time to start asking for things. The purpose is to make sure the house is in the same condition as when you first saw it, that any repairs you agreed upon have been made and that it’s cleaned up.