The Final Walk-Through: What to Check Before You Close

The final walk-through is your chance to see the home one more time before it becomes yours. It is not a second inspection. It is a check that the home is in the condition you agreed to, that any agreed repairs were done, and that what was supposed to stay with the home is still there. A calm, organized walk-through can save you a headache later.

California's standard purchase agreement gives you the right to a final verification of the property's condition, usually in the last few days before close of escrow; your contract sets the timing. The walk-through confirms three things: the home has been kept in the condition it was in when you went under contract, any repairs the seller agreed to are complete, and the seller has done what the contract required, such as leaving included items like appliances or fixtures. In the standard form it is not a contingency of the sale. If something is wrong, what you can do depends on your contract, so talk with your agent. Your agent will usually schedule it with the listing agent.

Bring your purchase contract and any signed repair agreement, so you know exactly what was promised. Bring your inspection report, a phone charger or small device to test outlets, and your phone for photos. Ask your agent whether the seller has provided receipts or invoices for completed repairs; many contracts require them. Give yourself enough time, and if you can, go when the utilities are still on.

Turn on every faucet and shower and check for leaks under sinks. Flush every toilet. Run the dishwasher briefly and the garbage disposal if there is one. Turn the heat and air conditioning on and off. Test light switches, ceiling fans, and a few outlets in each room. Open and close windows, doors, the garage door, and any gates, and check that locks work. Look at ceilings and floors for new water stains or damage, especially where the seller moved furniture out. Check that included appliances and fixtures are still there and working. Outside, look at the yard, the roof line you can see, and the sprinklers if there are any. Check that the seller has removed their belongings and any debris they were supposed to take.

Go item by item through the repair agreement. Look at each repair yourself, compare it with what was promised, and take photos. Ask for receipts or invoices, and for permits where the work required them. If a repair was supposed to be done by a licensed professional, the paperwork should show who did it. If you are unsure whether a repair was done properly, tell your agent; they can help you decide whether to ask for documentation or have someone look at it.

• ✓The final walk-through confirms condition, agreed repairs, and included items; it is not a second inspection
• ✓Bring your contract, repair agreement, and inspection report, and test water, power, heating, cooling, and locks
• ✓Ask for receipts, invoices, and permits for repairs the seller agreed to make
• ✓If something is wrong, take photos and talk to your agent right away rather than the seller
• ✓Your contract sets the walk-through's timing, usually the last few days before close of escrow