Buying a home is a thrilling adventure, a journey filled with dreams of cozy nights by the fireplace and backyard barbecues with friends. But before you pop the champagne and start unpacking boxes, there’s one critical step that stands between you and your keys: the final walkthrough.
This isn’t just a casual stroll through the property. It’s your last chance to ensure that everything is in order before you sign on the dotted line and officially become a homeowner. Think of it as your final shield against unwelcome surprises that could turn your dream home into a renovation nightmare.
Picture this: You’re all set to close, the excitement is bubbling over, and suddenly, during the final walkthrough, you discover… a leaky faucet, a broken appliance, or worse—evidence of a pest infestation. Suddenly, the champagne feels flat.
The final walkthrough is your moment to assert your rights as a buyer, to verify that the property meets the terms of your contract, and to gain peace of mind knowing you’re making a sound investment. Don’t let this opportunity slip through your fingers.
Mastering the Walkthrough Essentials: Your Roadmap to a Smooth Closing
Before we dive into the nitty-gritty of the inspection itself, let’s cover the essentials:
- What is a final walkthrough, and why is it so crucial? The final walkthrough is your last opportunity to inspect the property before closing. It allows you to:
- Confirm that the property’s condition aligns with what was agreed upon in the contract. This includes ensuring any repairs you negotiated have been completed and that the home is free from significant new damage.
- Verify that all included items are present, and all excluded items have been removed. This means checking appliances, fixtures, landscaping elements—anything that was specifically mentioned in your purchase agreement.
- When should this inspection take place? The best time to schedule your final walkthrough is as close to closing as possible, ideally within 24 hours. Why? Because this minimizes the window for new problems to arise, and it gives you maximum leverage if any issues are found.
- Who needs to be there? You, your real estate agent, and a keen eye for detail. Your agent’s expertise is invaluable in this process. They’ll know what to look for, how to interpret the contract, and how to effectively communicate with the seller’s agent if any concerns arise.
Your Final Walkthrough Checklist: Don’t Miss a Single Detail
Preparation is key to a successful final walkthrough. Here’s your arsenal:
- Before You Go:
- Print copies: Your home inspection report, purchase agreement, and a dedicated final walkthrough checklist.
- Grab your phone: You’ll want it for taking photos and videos of any issues you find, as well as for using a flashlight in dimly lit areas.
- Inside the Home:
- Appliances: Test everything—oven, refrigerator, dishwasher, washing machine, dryer, microwave, garbage disposal. Run them through a cycle if possible. Don’t just rely on lights indicating they’re on; make sure they actually function.
- Plumbing: Turn on all faucets and showers. Flush all toilets. Look for leaks under sinks and around toilet bases. Note any changes in water pressure or odd smells.
- Structure: Inspect ceilings, walls, floors, windows, and doors for any damage, paying close attention to anything that wasn’t present during the initial inspection.
- Repairs: If you negotiated any repairs, double-check that they have been completed to your satisfaction and appear to be done professionally.
- Electrical: Test all light fixtures, switches, and outlets. Don’t just assume an outlet works because the light is on; use a phone charger to confirm.
- Silent Observation: This is a pro tip from a homeowner who discovered a hidden leak this way. Stand silently in each room for a moment. You might be surprised what you hear.
- Outside the Home:
- Roof and Exterior: Check the roof, gutters, siding, and foundation for any visible damage.
- Garage: Test the garage door opener to ensure it functions smoothly and securely.
- Landscaping: Verify that the landscaping is consistent with what was agreed upon in the contract.
- Pests and Water: Look for any signs of pests or water damage, both inside and outside.
Beyond the Checklist: Unearthing Hidden Problems and Expert Strategies
The checklist is your foundation, but a truly successful final walkthrough requires you to go deeper:
- Become a Home Detective:
- Photo Comparison: Bring along photos you took during the initial inspection and any subsequent visits. Compare them carefully to the current state of the property.
- Unveiling Hidden Areas: Pay special attention to areas that were obstructed during previous visits. Were boxes piled high in the garage? Was furniture blocking a wall? Now’s your chance to inspect those spots.
- The Little Things Matter: Sometimes, small details can reveal bigger problems. For example, missing light switch plates or swapped-out appliances could be red flags.
- “Broom Clean” Reality Check:
Many contracts stipulate that the property should be left “broom clean.” This means the seller has removed their belongings and swept up, but it doesn’t necessarily mean the home will be sparkling. Don’t sweat a few dust bunnies; focus on identifying actual damage or contract violations. - Learn from the Pros:
Real estate agents have seen it all, from sellers swapping out high-end appliances to cleverly concealing damage. Listen to their advice and be aware of common tricks.
When Things Go Wrong: Handling Disputes and Protecting Your Investment
Even with the most thorough walkthrough, sometimes problems arise. Here’s your action plan:
- Document, Document, Document: Take clear photos, videos, and detailed notes of any issues you find. This documentation will be essential when discussing resolutions with the seller.
- Contact Your Agent Immediately: Don’t wait until closing to bring up concerns. Your agent is your advocate and will guide you through the process of addressing the issues.
- Negotiate a Solution:
- Request repairs: If the issues are minor and can be easily fixed, you can ask the seller to complete repairs before closing.
- Negotiate a credit: For more significant problems, you might request a credit at closing to cover the cost of repairs.
- Postpone closing: In some cases, it may be necessary to delay closing until the issues are resolved. This gives the seller time to make repairs or allows you to re-evaluate the situation.
- Know When to Seek Professional Help: If you encounter significant disputes or complex legal issues, don’t hesitate to consult with a real estate attorney or mediator.
A Final Word: Walk Through with Confidence, Step into Your Dream Home
The final walkthrough is a crucial step in the homebuying journey. It’s your chance to ensure you’re getting what you paid for and to protect your investment. By following these tips, you can navigate this process with confidence and peace of mind, knowing you’ve done everything in your power to turn that dream home into a reality. Happy housewarming!