When you’re nearing the end of a home sale, one important step remains before closing: the buyer’s final walkthrough. For sellers, this might seem like a small formality, but in reality, it’s a crucial moment that can determine whether the deal proceeds smoothly—or is delayed due to last-minute surprises.
The final walkthrough gives the buyer a chance to confirm that the property is in the agreed-upon condition, that repairs (if any) have been completed, and that no new issues have arisen since the contract was signed. For sellers, preparing properly for this walkthrough can protect the sale and ensure a successful handoff.
What Is the Final Walkthrough?
The final walkthrough is typically conducted 24 to 72 hours before closing. It’s not an inspection or an opportunity to renegotiate the deal. Instead, it’s the buyer’s last opportunity to:
- Confirm the home’s condition matches the purchase agreement
- Ensure agreed-upon repairs have been completed
- Check that the property hasn’t sustained damage since the inspection
- Make sure nothing is missing or damaged that was supposed to stay
The walkthrough is usually brief—around 30 minutes—but can become longer if the buyer finds issues that need clarification or resolution.
Why It Matters for Sellers
As a seller, you might think your job is done once the contract is signed. However, failing to prepare for the final walkthrough could:
- Delay closing
- Trigger disputes over missing fixtures or damage
- Lead to demands for repair credits or legal hold-ups
- Cause the buyer to walk away entirely (depending on the terms)
Taking the time to prepare can help you avoid these scenarios and close on time.
How Sellers Should Prepare for the Final Walkthrough
1. Complete All Agreed-Upon Repairs
If your sale contract included a list of repairs, make sure these are completed by licensed professionals (if required) and documented with receipts. Leave a copy of repair invoices on the counter as a courtesy and proof.
Also ensure the work meets basic quality standards—buyers may not be happy if things are done hastily or cheaply.
2. Clean Thoroughly
While the buyer isn’t expecting a perfectly polished home, a clean and empty property is standard. Make sure:
- All personal belongings are removed
- Floors, counters, and appliances are wiped down
- Bathrooms are clean
- Trash is taken out
- Any debris from moving is cleared
Leaving a clean home demonstrates responsibility and respect for the buyer, creating a positive final impression.
3. Ensure Utilities Are On
Keep electricity, water, and gas running until after closing. The buyer will want to test:
- Lights and outlets
- Toilets and faucets
- HVAC system
- Appliances (if they’re included)
Turning off utilities too early may cause confusion or make it seem like something isn’t working.
4. Remove All Personal Items
The home should be completely vacant unless otherwise agreed. That includes:
- Furniture
- Decorations
- Wall-mounted TVs (if not part of the sale)
- Outdoor items (like grills or planters)
If certain items were included in the contract—such as appliances, window treatments, or built-ins—they must remain.
5. Leave Behind Essential Documents and Items
Leave behind:
- Garage door openers
- Keys (labeled if possible)
- Appliance manuals and warranties
- Security codes, mailbox keys, and HOA info (if applicable)
Place them in a visible location such as the kitchen counter.
6. Do a Final Walkthrough Yourself
Before the buyer arrives, walk through the home yourself or with your real estate agent. Check:
- All lights work
- Toilets and sinks are functional
- Appliances are clean and operational
- Doors and windows close and lock
- No unexpected damage occurred during the move
Look at the home from the buyer’s perspective and correct anything that might cause concern.
7. Communicate with the Buyer’s
AgentIf anything has changed or needs explanation (such as a delayed repair or item removal), communicate in advance through your agent. Transparency avoids surprises and builds trust.
Common Issues That Can Arise
Even with preparation, here are a few common issues that may trigger delays:
- Missing fixtures (like a chandelier or curtain rods) that were part of the deal
- Unfinished repairs
- Damaged walls or floors from moving furniture
- Left-behind junk or trash
- Appliances not working as expected
Addressing these in advance helps prevent last-minute disputes.
What Happens If the Buyer Finds a Problem?
If the buyer discovers a significant issue:
- Their agent may request a repair, credit, or delay in closing
- In minor cases, you might negotiate a small allowance or fix
- If the problem is serious and violates the agreement, the buyer may walk away
To avoid these situations, being proactive is the best strategy.
Conclusion
The buyer’s final walkthrough may seem like a minor formality, but for sellers, it’s a critical step in finalizing a home sale. A well-prepared home not only meets contractual expectations but also builds goodwill and helps close the sale without friction.
By completing repairs, leaving the home clean, keeping utilities on, and clearly communicating, you can ensure that the buyer walks into their new home with confidence—and that you walk away with peace of mind.
FAQs
Q1: Can the buyer back out after the final walkthrough?
Generally, no—unless they find a major issue that violates the terms of the contract (e.g., undisclosed damage, missing fixtures, or uncompleted repairs).
Q2: What if something breaks right before the walkthrough?
Inform your agent and the buyer immediately. Offer a fix, replacement, or credit to keep the sale on track.
Q3: Is a deep cleaning required?
Not legally, but it’s a standard courtesy and part of being a responsible seller. A clean, well-maintained home creates a smoother final experience.
Q4: Should the seller be present during the walkthrough?
Typically, no. The buyer, their agent, and sometimes an inspector will attend. Sellers should vacate the home during this process.
Q5: What happens if repairs aren’t finished in time?
The buyer may request a delay, financial credit, or in some cases, may not close. Always complete repairs early and provide documentation to avoid issues.
