The final walkthrough: a room-by-room checklist
The final walkthrough isn't another inspection. It's your chance to confirm you're getting the house you agreed to buy.
What the walkthrough is for
Usually scheduled within a day of closing, the final walkthrough confirms three things: the home is in the condition it was when you went under contract, apart from normal wear; agreed repairs were done; and everything that was supposed to stay has stayed.
It is not a new chance to renegotiate things you saw — or could have seen — during due diligence.
Bring with you
- Your contract and any repair amendment.
- Receipts or invoices for repairs, which the seller should provide.
- A phone charger to test outlets, and your phone for photos.
- Your agent.
The checklist
- Agreed repairs completed, with paperwork from licensed contractors where the amendment required it.
- Heat and air conditioning run and change temperature.
- Water heater produces hot water.
- Every faucet, shower and toilet works, with no leaks underneath.
- Appliances that convey are present and run — dishwasher, range, oven, microwave, refrigerator if included.
- Garage doors open and close; remotes are left behind.
- Lights and ceiling fans work; test a sample of outlets.
- Windows and doors open, close and lock.
- No new water stains on ceilings or under sinks.
- No damage to walls, floors or doorways from moving furniture out.
- Fixtures and items the contract says stay are still there.
- The house is empty of the seller's belongings and trash, unless agreed otherwise.
- Yard, crawlspace and attic have no new problems you can see.
If something is wrong
Tell your agent before you leave the house, with photos. Small problems are often resolved by the seller fixing them before closing, or by a credit or holdback agreed by both sides and handled by the closing attorney. Big ones may mean delaying closing.
Don't sign closing documents assuming you'll sort it out later. Once you close, your leverage drops sharply.
New construction walkthroughs
On a new build, the walkthrough is often called a blue-tape walk: you mark every cosmetic and functional issue for the builder to fix. Bring an independent inspector for the final, not just the builder's rep. See buying new construction in Georgia.
Timing it right
The best walkthrough happens after the seller has moved out and before you sign. An empty house shows what furniture and rugs hid — scuffed floors, holes where a television was mounted, a stain under a sofa. If the seller is still packing on closing morning, ask to schedule the walkthrough as late as possible, or to walk again once they are out.
Allow at least 30 to 45 minutes. Run the dishwasher and a load in the washer if they convey; set the thermostat several degrees off and let the system run while you go through the rest of the house.
Utilities and admin to confirm
- Power, water and gas are still on — the seller should not cut them before closing.
- Your own utility accounts start on the closing date.
- Trash and recycling service, and any HOA gate codes or amenity fobs.
- Mailbox key, if the home uses a cluster mailbox.
- Manuals and warranties for appliances, HVAC and roof, if the seller has them.
Document everything
Take dated photos of each room, any defects, and the meter readings. If you do agree on a credit or a holdback for an item, make sure it is written into an amendment or the settlement statement — a verbal promise at the walkthrough is hard to enforce once the deal has closed.
After closing, your next list is things to do after you buy a house.
Three scenarios and what usually happens
- The agreed roof repair was done, but there's no invoice. Ask the seller for the contractor's invoice and any warranty before closing. A repair you can't document is hard to rely on later.
- The refrigerator that was supposed to stay is gone. Point to the contract. The usual fixes are the seller returning it, or a credit both sides sign.
- A new ceiling stain appeared after a storm. That is a change in condition since the contract. Get it looked at, document it, and let your agent and the closing attorney handle the response before you sign.
Questions to ask your agent beforehand
- What exactly does the contract say conveys with the house?
- Which repairs are in the amendment, and what proof did we ask for?
- When will the seller be fully moved out?
- If we find a problem, how would a credit or holdback be written?
Common questions
When is the final walkthrough?
Usually within 24 hours of closing, sometimes the morning of. Schedule it after the seller has moved out if you can.
Can I back out after the final walkthrough?
Not simply because you changed your mind. If the house is not in the agreed condition, talk to your agent and closing attorney about your rights under the contract.
Should my home inspector come to the walkthrough?
It's not typical for a resale, but it can be worth it to verify major repairs. For new construction, yes.
What if the seller hasn't moved out?
Check your contract's possession terms. If possession is at closing and the seller is still there, raise it immediately with your agent and the closing attorney.
Can I ask for something I noticed on the walkthrough but missed earlier?
You can ask, but the seller has no obligation if the issue existed when you went under contract and you had the chance to find it during due diligence. The walkthrough is for changes since then, agreed repairs and items that should convey.
Read next
General information for Georgia home buyers, not legal, tax or lending advice. Loan programs, rates, limits, tax rates and insurance terms are set by lenders, agencies, counties and insurers and change — confirm current figures with them, and have your closing attorney review anything you sign.