Of all the steps between a ratified contract and settlement day, the final walk-through is one buyers can easily treat as a formality.
The house is under contract. The loan is moving toward completion. The movers may already be booked. The walk-through can feel like one last lap through the property.
It deserves a little more attention than that.
The final walk-through is your last scheduled look at the home before settlement, and it gives you an opportunity to confirm that the property is in the condition you agreed to before the transaction is completed.
What it is, and what it is not
The final walk-through is not a second home inspection.
You are not there to search for new issues or reopen negotiations that have already been resolved.
Instead, you are generally confirming three things:
The home is in the condition required by your contract.
Any repairs the seller agreed to complete have been addressed.
The fixtures, appliances, and other items that are supposed to convey with the property are still there.
Keeping that purpose in mind makes the walk-through much more useful. Rather than looking for anything and everything, you can move through the home methodically and focus on what matters.
When to go
Schedule the walk-through as close to settlement as practical, ideally after the sellers have moved out.
An empty home can reveal things that were difficult to see while it was furnished.
A rug may have covered part of the floor. A large bookcase may have blocked a wall. Closets and corners that were packed during earlier visits may now be fully visible.
Going close to settlement also reduces the amount of time between your final look at the property and closing.
What to bring
Bring your contract, any documentation related to repairs the seller agreed to complete, and helpful photos or notes from earlier visits.
Those photos can be surprisingly useful.
Weeks or months may have passed since you first saw the home, and you may have toured many other properties in between. Photos can help confirm what was present before and what the property looked like during earlier visits.
What to check
Test the items you can reasonably test during the walk-through.
That may include faucets, appliances that convey, the HVAC system, the garage door, and other operating items that are readily accessible.
Then take a closer look at areas that may have been covered by furniture or belongings.
Check the floors, walls behind large pieces, closet interiors, and other areas that were difficult to see when the home was occupied.
You do not need to approach the walk-through like an inspector.
You simply need to slow down, pay attention, and compare what you are seeing with what the contract says you should be receiving.
If something is not as agreed
Speak up right away.
What happens next depends on the specific terms of your contract and the issue involved.
If something appears inconsistent with what was agreed, let your agent know immediately so it can be addressed before settlement is completed whenever possible.
Most final walk-throughs are uneventful, which is exactly what everyone wants.
But the reason the walk-through exists is to give buyers one final opportunity to confirm that the home is ready to transfer as agreed.
The short version
Go close to settlement.
Bring your paperwork.
Check the items that operate.
Look at the areas that were previously covered.
And speak up promptly if something does not appear to be as agreed.
It is a short visit at the end of a long process, but it is an important one.
Knowing what to look for makes it much easier to walk into settlement feeling prepared.
Have a settlement coming up in Northern Virginia?
I walk my buyers through what to expect before the final walk-through so they know what to check and what questions to ask.
If you are preparing to buy, I am always happy to talk through the process with you.
Stacie Hennig Davis, REALTOR®
Compass
Serving Reston, Herndon, Vienna, Oakton, McLean, Great Falls, Fairfax, Arlington, Alexandria, eastern Loudoun County, and northwestern Prince William County.
M: 703.400.8402
O: 703.310.6111
[email protected]
This article is for general informational purposes only. Contract terms and remedies vary by transaction. Buyers should review the specific terms of their ratified agreement with their real estate professional. This content is not legal, lending, or tax advice.
