What Happens During the Final Walkthrough Before Closing?

The final walkthrough is a visit to the home shortly before closing, where you confirm it is in the condition you agreed to buy. You check that negotiated repairs were completed, that everything included in the sale is there, and that nothing has changed since your inspection. It is not a second showing. It is your last chance to catch a problem before you own the home.

What the final walkthrough is for

A lot can happen between your offer and closing day. An appliance that worked during the inspection may have stopped. A burst pipe or a roof problem can leave water damage in the weeks between inspection and closing.

The walkthrough protects you from inheriting problems that came up after you were under contract.

When it happens and who is there

The walkthrough is usually scheduled shortly before the closing appointment, and the day before is the most common choice. Too early, and you may miss something that happens in the last days before the sellers leave. Too close to closing, and there is less time to work out a solution.

By the day before, the sellers have usually moved out, so you can see the floors, walls and ceilings without furniture in the way.

Your agent should always go with you. Your agent knows what the purchase agreement says, what the inspection found and which repairs were negotiated, and can contact the seller's agent right away if needed. The sellers are usually not present.

What to check

Work through the home in order.

• Repairs. Start here. Compare each repair the seller agreed to with what you see, and look at any receipts or documentation the seller provided.
• Plumbing. Turn on every faucet, check pressure and drainage, and flush every toilet. Run the hot water long enough to confirm the water heater is working.
• Appliances. Test the stove burners, oven, dishwasher, garbage disposal and range hood, and the refrigerator if it is included.
• Heating and cooling. Turn on the furnace and confirm it produces heat. Run the air conditioning if the weather allows. Check each thermostat and the airflow at the vents.
• Walls, ceilings and floors. Look in every room for damage or water stains that were not there at the inspection.
• Windows, doors and basement. Open, close and latch each window and door. Check the basement for signs of moisture.
• Outside. Walk the yard and look at fencing and outbuildings.
• Included items. Confirm that everything named in the purchase agreement, such as appliances and window treatments, is there. Also confirm the sellers have not left belongings in the basement, garage or attic for you to clear out.

Bring your inspection report, your list of negotiated repairs, and a phone charger or small lamp to test outlets. Give yourself enough time that you are not rushed, and take photos of anything that concerns you.

If you find a problem

Finding an issue does not have to derail the closing. What happens next depends on how serious it is and how quickly it can be fixed.

Minor issues can often be handled with a seller credit. Another option is a holdback, where part of the seller's proceeds is held in escrow until the issue is resolved.

Larger issues usually need to be settled before closing. Examples are a major appliance that has stopped working, an agreed repair that was not done, or new damage.

Your agent documents the problem with photos, contacts the seller's agent promptly and works toward a solution both sides can accept. Most of these situations can be resolved.

What the walkthrough is not

It is not a renegotiation of the price. The purpose is to verify condition, not to reopen the deal.

It is not a second home inspection. You are checking specific concerns and making sure the home's systems work.

It is not optional. Skipping it is a mistake, because this is your last chance to protect yourself before ownership transfers.

What to watch for in Minnesota's seasons

During the heating season, running the furnace matters most. If it has a problem, you want to know while the seller is still responsible for the home.

In spring, or after heavy rain, look closely at the basement and low areas of the yard for water that a dry-season inspection would not have shown.

In winter, if the home has been vacant, check that the heat has stayed on and that no pipes have frozen.

Common questions

Can I bring other people to the final walkthrough? Generally yes. Keep the group to people who will stay focused on checking the home. Your agent should always be there.

What if the sellers have not finished moving out? Talk with your agent before the walkthrough. You may need to schedule around the sellers or work out a possession arrangement, because a home that is not yet vacant is harder to check thoroughly.

Can I refuse to close if I find something wrong? That depends on the issue and the terms of your purchase agreement. Talk with your agent and a real estate attorney before you make any decision.

If you have questions about your walkthrough or any other step before closing, send us a message. We'll help you get ready for it. You can also see each step on our buying process page.