A buyer I worked with in Edina called me the morning of his closing with a question that caught me slightly off guard.
Not because it was a bad question. Because of when he was asking it.
“Lesley, what exactly am I supposed to be looking for during the walkthrough this afternoon? I keep thinking I should have asked this a week ago.”
He was not wrong that earlier would have been better. But the honest answer is that most buyers arrive at the final walkthrough without a clear picture of what it is actually for, what they are allowed to do during it, and what happens if they find something they did not expect.
The final walkthrough is one of the most important and most misunderstood steps in the homebuying process. It is not a second showing. It is not a casual stroll through the home to get excited about what you are about to own. It is a specific, purposeful inspection of the property in its pre-closing condition, and approaching it with that clarity makes the difference between catching a problem before you own it and discovering one after.
Here is everything you need to know about the final walkthrough before closing in Minnesota.
What the Final Walkthrough Actually Is
The final walkthrough is a visit to the property, typically scheduled in the twenty-four to forty-eight hours before your closing appointment, that gives you the opportunity to verify the condition of the home before you take ownership.
It is your last chance to confirm that the home is in the condition you agreed to purchase it in, that any repairs negotiated after the inspection have been completed, that all personal property included in the sale is present, and that nothing has changed since the home inspection.
That last point is more important than many buyers realize. A lot can happen to a home between the time you made your offer and the day you close. The sellers have been living in and moving out of the property. Appliances that worked fine during the inspection may have developed problems. Water damage from a burst pipe or a roof issue can appear in the weeks between inspection and closing. The furnace that was functioning in October may have stopped working by December closing day.
The final walkthrough is not just a formality. It is the mechanism that protects you from inheriting problems that arose after you were already under contract.
When the Final Walkthrough Typically Happens
In most Minnesota transactions, the final walkthrough is scheduled within twenty-four hours of the closing appointment, though some buyers prefer to do it a day or two before to allow time to address any issues discovered.
The timing matters. Too early and you risk missing issues that arise in the final days before the sellers vacate. Too close to closing and you have less time to negotiate a resolution if a problem surfaces.
The day before closing is the most common timing for a reason. It is close enough that the sellers have typically completed their move-out, which means you can evaluate the home in vacant condition without furniture obscuring your view of floors, walls, and ceilings. And it is far enough in advance that if something significant is found, there is still time to contact the seller’s agent and work through a resolution before you are sitting at the closing table.
Who Is Present at the Final Walkthrough
Your Realtor should always accompany you to the final walkthrough. This is not optional or a matter of convenience. Your Realtor knows what was agreed to in the purchase agreement, what the inspection revealed, what repairs were negotiated, and what the home looked like when you were under contract. Their presence gives you a knowledgeable second set of eyes and a professional who can immediately communicate with the seller’s agent if anything is wrong.
The sellers are typically not present. The home is usually vacant or in the final stages of being vacated, and having the sellers present can sometimes create an awkward dynamic when you are trying to evaluate the property objectively.
If you have any specific concerns about the property based on the inspection report or the repair negotiations, make sure your Realtor knows about them before the walkthrough so they can pay specific attention to those areas alongside you.
What You Are Looking for During the Walkthrough
The final walkthrough has a specific purpose and should be approached methodically rather than casually.
Start with the repairs. If any repairs were negotiated as part of your inspection response, your first priority is verifying that those repairs were actually completed. Your Realtor should have copies of any repair agreements or receipts that were provided by the seller, and you should compare what was agreed to against what you actually see.
A seller who agreed to replace a water heater should have a new water heater installed. A seller who agreed to repair the garage door opener should have a functioning opener. A seller who agreed to address a specific electrical issue should have documentation from a licensed electrician that the work was done. Verify each item specifically rather than assuming that because it was agreed to, it was done.
Next, run everything. Turn on every faucet and check for water pressure and drainage. Flush every toilet. Run the dishwasher through a cycle if time permits or at least check that it powers on. Test every burner on the stove. Run the oven. Test the refrigerator if it is included. Turn on the garbage disposal. Check that the range hood works.
Test the HVAC systems. Turn the furnace on and confirm it fires up and produces heat. Turn on the air conditioning if the weather allows and confirm it operates. Check every thermostat. Look at the vents in each room to confirm airflow is present.
Go through every room and look carefully at the walls, ceilings, and floors. You are looking for any damage, water staining, or changes that were not present during your inspection. A new water stain on a ceiling that was clean during inspection is a serious finding that deserves attention before closing.
Open and close every window and door. Check that they operate properly and latch correctly. Check the basement carefully for any signs of moisture or water intrusion, particularly if any rainfall has occurred since your inspection.
Walk the exterior. Check the yard for any changes, any damage to outbuildings or fencing, and any items the seller was supposed to remove but left behind.
Confirm that all personal property included in the sale is present. If the purchase agreement included a specific refrigerator, washer, dryer, window treatments, or any other specific items, verify that they are there and that the items present match what was agreed to.
Confirm that no personal property the seller was supposed to take has been left behind in a way that creates a cleanup burden for you. Sellers occasionally leave items in basements, garages, and attics that they did not want to deal with moving, and you should not inherit that responsibility.
What Happens If You Find a Problem
Finding an issue during the final walkthrough does not have to mean the closing is derailed. How significant an issue it is, and how quickly it can be addressed, determines what happens next.
Minor issues that do not affect your ability to use and enjoy the home can often be acknowledged and addressed after closing through a seller credit or a holdback arrangement where a portion of the proceeds are held in escrow until the issue is resolved.
More significant issues, such as a major appliance that has stopped working, a repair that was agreed to but not completed, or new damage that was not present at the time of inspection, typically need to be addressed before closing through negotiation.
Your Realtor’s role in this situation is to communicate promptly with the seller’s agent, document what was found with photographs, and work toward a resolution that is acceptable to both parties without unnecessarily delaying the closing.
In most cases, these situations are resolvable. A seller who is motivated to close will generally work cooperatively to address legitimate final walkthrough findings rather than risk the transaction falling apart. What helps is approaching the situation calmly, documenting everything clearly, and being specific about what you found and what resolution you are requesting.
What the Final Walkthrough Is Not
Understanding what the final walkthrough is not is equally important.
It is not a renegotiation of the purchase price. The purpose is to verify condition, not to revisit the deal that has already been agreed to.
It is not a second home inspection. You are not bringing a flashlight to probe every corner of the home the way an inspector would. You are doing a purposeful review of specific areas of concern and a functional check of the home’s systems.
It is not optional. Some buyers, particularly those who are stretched thin with work obligations or who are traveling for the closing, are tempted to skip the final walkthrough. This is a mistake. The walkthrough is your last opportunity to protect yourself before ownership transfers, and the time it takes is almost always worth what it can prevent.
Minnesota-Specific Considerations
In Minnesota’s climate, the time of year your closing occurs affects what you should pay particular attention to during the final walkthrough.
If you are closing during the heating season, running the furnace and confirming that it is operational is especially important. A furnace that was working fine in October may have developed a problem by February, and discovering this before closing allows you to address it while the seller is still responsible for the home.
If you are closing in spring or after a significant rainfall, pay particular attention to the basement and any low-lying areas of the yard for signs of water intrusion that may not have been visible during a dry-season inspection.
If you are closing in winter and the home has been vacant for any period, check that the pipes have not frozen and that the heat has been maintained at a safe level throughout the vacancy period.
Common Mistakes Buyers Make During the Final Walkthrough
Treating it as a quick stroll through the home rather than a purposeful, methodical check of specific items and systems.
Forgetting to verify that negotiated repairs were actually completed and documented before assuming everything is in order.
Not bringing the inspection report to reference during the walkthrough, which means important items may be missed.
Skipping rooms or areas because they feel rushed or because the home looks generally the same as they remembered.
Not testing appliances and systems, and instead only doing a visual check that does not catch functional problems.
Practical Tips for the Final Walkthrough
Bring your inspection report and your list of negotiated repairs so you can check items off systematically rather than relying on memory.
Plan for at least thirty to sixty minutes at the property. Rushing through a final walkthrough defeats its purpose.
Take photographs of anything that looks different from the inspection or that raises a concern. Documentation matters if a dispute arises.
Bring a phone charger or a small lamp to test electrical outlets throughout the home.
Run the hot water in the kitchen and bathrooms long enough to confirm the water heater is functioning and producing hot water at the expected temperature.
Frequently Asked Questions
Can I bring family members to the final walkthrough?
Generally yes, though it is a good idea to limit who is present to people who will be focused on the purposeful evaluation of the property rather than socializing or getting excited about the future home. Your Realtor should always be there.
What if the sellers have not finished moving out by the walkthrough?
This is a situation worth addressing with your Realtor before the walkthrough. If the sellers will still be present or still moving out, you may need to schedule around them or negotiate a possession arrangement. A home that is not yet vacant makes a thorough walkthrough more difficult.
What if I cannot resolve a final walkthrough issue before closing?
In most cases your options include delaying the closing until the issue is addressed, accepting a seller credit at closing to account for the cost of addressing the issue yourself, or using a holdback arrangement where a portion of the proceeds are held in escrow until the issue is resolved. Your Realtor will guide you through the right approach for your specific situation.
Can I refuse to close if I find something wrong during the walkthrough?
Your ability to refuse to close depends on the specific issue found and the terms of your purchase agreement. Your financing contingency and inspection contingency, if still active, may provide grounds for exiting the contract under specific circumstances. This is a situation where consulting with your Realtor and potentially a real estate attorney is important before making any decision.
What if something is damaged that was not on the inspection report?
New damage that was not present during the inspection is a legitimate finding that you can bring to the seller’s attention and negotiate around before closing. Document it with photographs and communicate through your Realtor to the seller’s agent as soon as it is discovered.
Final Thoughts
The buyer in Edina who called me that morning did a thorough walkthrough that afternoon. He found that a ceiling fan in the master bedroom had been damaged during the move-out, presumably by a piece of furniture being carried through the room. It was a three-hundred-dollar item, not a crisis.
We contacted the seller’s agent, sent a photograph, and by the time he arrived at the title company two hours later there was a three-hundred-dollar credit on the settlement statement.
The final walkthrough caught exactly what it was supposed to catch. Not a catastrophe. A legitimate issue that was discovered before ownership transferred and resolved cleanly before he signed anything.
That is the final walkthrough working exactly as it should.
Lesley The Realtor helps Minnesota buyers navigate every step of the homebuying process with the thorough preparation and honest guidance that makes each stage feel clear rather than uncertain.
Visit https://buy.dreamhomesminnesota.com/ to start the conversation.