What Not to Overlook on Your Final Walk-Through

(8-minute read)

The final walk-through is one of the last opportunities a homebuyer has to look carefully at a property before completing the purchase. With closing documents, moving arrangements, insurance and utility transfers all competing for attention, it can be tempting to treat the walk-through as a quick formality.

It should not be skipped or rushed.

The purpose is not to conduct a second home inspection or reopen negotiations over conditions that were already accepted. It is to verify that the property is in substantially the condition required by the purchase agreement, that agreed repairs were completed, and that items the seller agreed to leave with the home are still present.

The Consumer Financial Protection Bureau likewise advises buyers to complete a final walk-through before signing closing papers and to contact the seller immediately when agreed repairs or included items are missing.

Because every transaction and purchase agreement is different, your written contract controls. Review it with your real estate professional before the walk-through so you know exactly what the seller agreed to repair, remove or leave behind.

When should the final walk-through happen?

The walk-through is normally scheduled shortly before closing, often after the seller has moved out. An empty home is easier to examine because furniture, rugs, boxes and wall hangings are no longer concealing floors, walls or other areas.

Allow enough time to check the entire property without feeling rushed. For a typical home, that may take 30 to 60 minutes. A larger home, detached buildings, a large yard, a pool or complicated systems may require longer.

Whenever practical, utilities should remain connected so plumbing, lighting, appliances and heating and cooling equipment can be tested.

Bring:

• Your purchase agreement
• The inspection response or repair amendment
• The inspection report
• Photographs from previous visits
• A phone and charger
• A flashlight
• Something for taking notes

Your real estate professional can help compare what you see with the written terms of the transaction.

1. Confirm that agreed repairs were completed

Start with every repair or corrective action the seller agreed to perform. Do not rely solely on memory or an informal conversation. Compare the actual work with the written agreement.

Ask for paid invoices, receipts, transferable warranties, permits or other documentation when those items were required or are relevant. Confirm that the repair addressed the agreed problem and that the surrounding area was not damaged in the process.

A final walk-through is not always sufficient to evaluate technical work. If the contract permits or the circumstances call for it, a qualified inspector or appropriate licensed professional may need to reinspect repairs involving:

• Roofing
• Structural components
• Plumbing
• Electrical systems
• Heating and cooling equipment
• Moisture or water intrusion
• Other specialized work

A receipt shows that someone was paid; it does not necessarily prove that the underlying problem was fully corrected.

2. Verify what stays—and what should be gone

Check that everything included in the sale remains at the property. Depending on the contract, that could include:

• Installed Appliances
• Window treatments
• Light fixtures
• Ceiling fans
• Mirrors
• Television mounts
• Security equipment
• Garage-door remotes
• Pool equipment
• Sheds or exterior structures
• Other attached or specifically listed items

Do not assume that an item conveys simply because it was present during a showing. The purchase agreement and any written addenda determine what is included or excluded.

At the same time, confirm that the seller’s personal belongings, unwanted furniture, trash, building materials and yard debris have been removed as agreed.

Look inside cabinets, closets, the attic, garage, sheds and outdoor storage areas. A property can look empty at first glance while leaving a considerable cleanup job hidden behind doors.

3. Walk through every room and storage area

Visit every room, closet, pantry, cabinet, attic access, garage and accessible exterior structure. Look for new holes, broken glass, damaged flooring, scraped walls or other changes that may have occurred during the move.

Pay particular attention to areas previously covered by furniture or rugs. Ordinary minor marks from moving are different from significant new damage, but anything concerning should be photographed and discussed promptly with your real estate professional.

Check doors and windows for basic operation. Make sure locks, latches, screens and storm panels that are supposed to remain are present.

Verify that the following will be delivered as arranged:

• Exterior-door keys
• Mailbox keys
• Gate controls
• Garage-door remotes
• Alarm information
• Other access devices

The National Association of REALTORS® recommends checking every room, closet, crawl space and accessible storage area, as well as confirming that no significant unexpected changes have occurred since the buyer last viewed the property.

4. Test the plumbing and look for moisture

Turn on faucets and allow both hot and cold water to run. Check water pressure, drainage and the area beneath each sink for leaks.

Flush toilets and look around their bases. Test tubs and showers, and watch for slow drains or unexpected backups.

Confirm that the water heater is operating and inspect nearby areas for active leakage. Look at ceilings, walls, floors and cabinets for:

• Fresh stains
• Bubbling or peeling paint
• Dampness
• Musty odors
• Warped flooring
• Newly damaged trim

In South Louisiana, moisture deserves particular attention. Heavy rain, high humidity or a recent storm can reveal roof, window, drainage or water-intrusion problems that were not obvious during an earlier visit.

Walk the exterior and note standing water, newly displaced soil, damaged gutters, fallen limbs or fresh storm damage.

5. Check electrical features and included appliances

Turn lights and ceiling fans on and off. Test the doorbell, exhaust fans and accessible outlets, using a small plug-in device when appropriate.

Verify that permanently installed smoke and carbon-monoxide alarms remain in place, while recognizing that a final walk-through is not a substitute for professional inspection or testing.

Operate every appliance included in the transaction long enough to confirm basic function. Depending on the sale, that may include:

• Oven and cooktop
• Dishwasher
• Garbage disposal
• Refrigerator
• Built-in microwave
• Washer and dryer
• Wine cooler or ice maker

Confirm that appliance shelves, accessories, remotes, instruction manuals and warranties that were supposed to remain have not disappeared during the move.

⭐ Avoid starting a lengthy appliance cycle that cannot be completed or monitored before you leave.

6. Run the heating and cooling systems

Test the air-conditioning and heating systems in a reasonable manner for the weather and equipment.

Listen for unusual sounds, confirm that air is moving through the registers and check that the thermostat responds. Do not make abrupt or inappropriate system changes that could damage the equipment.

If the home has multiple systems, smart thermostats, mini-splits or window units included in the sale, confirm that each one is present and appears to operate.

South Louisiana buyers should also look at the exterior HVAC components for obvious new damage, particularly after severe weather or nearby moving activity.

7. Review the exterior and grounds

Walk around the home rather than limiting the visit to the interior. Confirm that landscaping, fencing, gates, shutters, exterior fixtures and other included features remain in the expected condition.

Check whether plants, shrubs, equipment or structures have been removed contrary to the agreement.

Look for:

• Broken windows
• Damaged siding
• Fallen limbs or roof debris
• Disturbed drainage
• Fence or gate damage
• Missing shutters or storm panels
• Signs of a recent vehicle impact
• New damage caused during the move

If a pool, spa, generator, well, private sewerage system or outbuilding is part of the property, review the applicable equipment and agreed accessories.

The goal is not to perform a full technical evaluation. It is to identify material changes since the inspection or previous viewing.

8. Don’t forget smart-home and security access

A modern final walk-through should address items that were uncommon when the original checklist was published in 2005.

Identify connected equipment included in the sale, such as:

• Smart locks
• Smart thermostats
• Security cameras
• Alarm systems
• Video doorbells
• Irrigation controllers
• Garage-door systems
• Generator monitoring equipment
• Other connected devices

Ask how ownership or administrative control will be transferred. The seller should remove personal accounts and access as appropriate, while the buyer should establish new passwords after taking possession.

Confirm that included equipment remains physically present. A doorbell camera, smart thermostat or security hub should not unexpectedly disappear simply because the seller controlled it through a personal account.

Do not depend on verbal assurances when the purchase agreement or closing instructions call for specific equipment, remotes or credentials.

9. Document the property’s condition

Take clear photographs or video of any unexpected condition, missing item or incomplete repair. Record the location and avoid moving or attempting to repair something before the parties have discussed it.

Documentation helps everyone understand the concern and determine whether it is:

• New damage
• A previously disclosed condition
• An incomplete repair
• A missing contractual item
• Something outside the seller’s responsibility

Photographs can also reduce confusion when the seller has already vacated and multiple contractors or movers recently entered the property.

What if you find a problem?

Your real estate professional should be with you through this walk — but let them know any concerns immediately, preferably before going to the closing table. Do not make a side agreement directly with the seller or assume that you can simply subtract money from the purchase price.

Depending on the contract, the nature of the problem and the agreement of the parties, possible solutions might include:

• Completing the work before closing
• Arranging a documented repair
• Delaying the closing
• Replacing a missing item
• Negotiating another written resolution

Some proposed solutions may affect the lender, closing documents, homeowner’s insurance or the timing of the transaction. Any change involving money or seller credits should be properly documented and disclosed to the appropriate closing and lending professionals.

Discovering a problem does not automatically give a buyer the right to cancel or delay a sale. Closing despite an unresolved issue may reduce or eliminate the options available afterward.

The purchase agreement controls, so obtain appropriate advice before deciding how to proceed. The Louisiana Real Estate Commission publishes the mandatory 2026 Louisiana Residential Agreement to Buy or Sell, but each transaction’s completed agreement and addenda establish the obligations of the parties.

The bottom line

A good final walk-through is calm, methodical and tied to the written agreement.

Verify the repairs, confirm included items, test accessible systems, examine every room and outdoor area, and document anything unexpected. It is much easier to address a missing appliance, active leak or incomplete repair before the sale closes than after the moving truck arrives.

Your final walk-through is not merely one last look at the house. It is a practical opportunity to confirm that the home you are about to purchase is the home the parties agreed would be delivered.

Source credit and 2026 update note

Adapted and substantially expanded from “What Not to Overlook on a Final Walk-through,” page 34 of Handouts for Consumers from REALTOR® Magazine Online, reprinted by permission of the National Association of REALTORS®, copyright 2005.

The 2026 update also draws upon current consumer guidance from the National Association of REALTORS®, Consumer Financial Protection Bureau and Louisiana Real Estate Commission.

Disclaimer: This article is for general educational purposes and is not legal, inspection, construction or contractual advice. Contract terms, property conditions and available remedies vary. Buyers should consult the appropriate real estate, inspection, lending or legal professionals regarding their particular transaction.

With assistance from ChatGPT in updating and organizing, shared by: 

Randall C. (Randy) Anderson, REALTOR®/Agent 
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