The boxes are packed, your mortgage is in place, and the lawyers are preparing the paperwork. As your closing date draws near, the excitement of finally getting the keys to your new home is palpable. But before you pop the champagne, there is one last, crucial step in the process: the final walk-through.

Often overlooked by eager buyers, the final walk-through is your last opportunity to inspect the property before it legally becomes yours. It’s a critical checkpoint to ensure the home is in the condition you agreed to buy it in. Skipping this step can lead to costly and frustrating surprises after you’ve already moved in. This guide will explain the vital role of the final walk-through, what you should be looking for, and what to do if you find a problem.

What is a Final Walk-Through? (And What It Isn’t)

A final walk-through is a visit to the property, typically scheduled 24 to 48 hours before the closing date, after the seller has moved out. Its purpose is to verify that the property is in substantially the same condition as it was when you signed the Agreement of Purchase and Sale.

It is crucial to differentiate this from a home inspection.

  • A home inspection is an in-depth examination conducted before your deal is firm, designed to uncover hidden defects and inform your purchasing decision as part of a conditional offer.
  • A final walk-through is a verification check conducted after the deal is firm but before closing, designed to confirm the property’s condition hasn’t changed and that the terms of the contract have been met.

Why You Should Never Skip the Final Walk-Through

This is your last line of defence against inheriting unexpected problems. The primary objectives are:

  1. To Verify Property Condition: A lot can happen between when your offer was accepted and when you take possession. A water pipe could have burst, an appliance could have broken, or damage could have occurred while the sellers were moving out. The walk-through confirms the property has been maintained.
  2. To Confirm Agreed-Upon Repairs: If your purchase agreement stipulated that the seller had to complete certain repairs (e.g., fix a leaky faucet, repair a broken window), this is your chance to ensure the work has been done properly.
  3. To Check for All Inclusions and Exclusions: The walk-through verifies that all chattels included in the sale (like the refrigerator, washer, and dryer) are still present and in working order. It also confirms that any items the seller was meant to take (fixtures like a specific dining room chandelier) have been removed without causing damage to the walls or ceiling.
  4. To Ensure the Home is Vacant and Reasonably Clean: You are confirming that the sellers have completely moved out and haven’t left behind any garbage, old furniture, or personal belongings. The standard expectation is that the home is left in “broom-swept” condition.

Your Essential Walk-Through Checklist

To make the most of your final walk-through, go prepared with a plan and your purchase agreement in hand.

  • Test All Appliances: Turn on the stove, run a quick rinse cycle on the dishwasher, and check that the fridge, freezer, washer, and dryer are all operational.
  • Check Plumbing and Electrical: Turn every light switch on and off. Test all the faucets, checking for hot water and looking for any new leaks under the sinks. Flush all the toilets.
  • Inspect All Surfaces: With the seller’s furniture gone, you can see the floors, walls, and ceilings clearly. Look for any significant new scratches, gouges, or holes that weren’t there before.
  • Verify Inclusions and Exclusions: Go through your Agreement of Purchase and Sale line by line. Is the specific microwave model that was listed in the agreement still there? Has the seller removed the wall-mounted television and bracket as stipulated?
  • Check Windows and Doors: Open and close them to ensure the locks and hardware are all in working order.
  • Look for Left-Behind Items: Check the garage, basement, closets, and outdoor sheds to ensure no unwanted items or debris have been left for you to deal with.

What to Do if You Discover a Problem

Finding an issue during the final walk-through can be stressful, but it’s precisely why you do it. Here’s the procedure:

  1. Don’t Panic: Most issues are minor and can be resolved quickly.
  2. Document Everything: Immediately take clear photos and videos of the problem.
  3. Call Your Real Estate Agent: Your agent, working for you under your Buyer Representation Agreement (BRA), is your first point of contact. They have experience with these situations and will immediately contact the seller’s agent to report the issue.
  4. Inform Your Lawyer: Your real estate lawyer must be notified immediately. They handle the legal and financial aspects of the closing and will need to get involved.

The most common solution for a last-minute problem is a “holdback.” This is where your lawyer holds back a portion of the payment from the seller’s funds in a trust account until the issue is resolved. This provides a strong financial incentive for the seller to fix the problem promptly and ensures you have the funds to fix it yourself if they fail to do so. This powerful tool can resolve disputes without delaying the closing. In very rare and severe cases, a major issue could lead to a significant dispute about what happens when a real estate deal falls through, but this is uncommon.

The final walk-through is a simple but essential step that protects your investment and ensures the home you get is the home you agreed to buy. It’s a moment of final confirmation that ensures your closing day is filled with joy, not last-minute, costly surprises.