What to Look for During Your Final Walk-Through Before Closing

The final walk-through is your last chance to confirm the home’s condition before you sign closing documents. It isn’t a full inspection; instead, it’s a focused verification that the property is in the agreed-upon condition, repairs are complete, and nothing has changed since you made your offer. Most buyers schedule the walk-through 24–48 hours before closing with their agent present. Use this guide—and the checklist below—to make sure you don’t miss anything when it matters most.

Why the Final Walk-Through Matters

By this point, you’ve likely completed inspections, negotiated repairs, and reviewed disclosures. The final walk-through ensures:

• Agreed repairs were completed properly.

• No new damage occurred during move-out.

• Included fixtures and appliances are still present and functional.

• The home is clean, vacant (unless otherwise agreed), and ready for your move-in.

If you discover issues now, you can address them before closing—after you sign, your leverage is reduced and solutions become more complicated.

What to Bring

• Your phone + a charger (to test outlets and take photos).

• Purchase contract/repair addendum (to verify promised items).

• A simple checklist (paper or notes app) so nothing is forgotten.

• A small item like a night-light (also helpful for testing outlets).

• Blue painter’s tape (optional, to mark small items that need attention).

Room-by-Room Final Walk-Through Checklist

Use this step-by-step list to move systematically through the home. Don’t rush—be as thorough as possible, because after closing is often too late to address findings.

Plumbing Fixtures

• Faucets: Turn on every faucet (hot and cold) in kitchens, bathrooms, laundry rooms, and utility sinks. Look for leaks at the base, under the sink, and along supply lines. Check for water pressure and hot water delivery time.

• Toilets: Flush every toilet and watch for continuous running, slow refill, or leaks at the base. Gently rock the toilet to confirm it’s secure.

Electrical & Lighting

• Outlets: Bring your phone and charger and test every accessible outlet. Look for any loose or inoperative receptacles.

• Light switches: Flip every switch—including three-way switches—for proper function. Replace missing/broken switch plates should have been handled prior to closing.

• GFCIs: Press “Test” and “Reset” on GFCI outlets in kitchens, bathrooms, garage, and exterior to ensure safety features work.

Doors & Windows

• Open/close every door and window. Confirm they latch and lock, and that screens are intact.

• Check weatherstripping and caulking around windows for gaps or damage.

• Look for fogging between panes on double-pane windows (a sign of a failed seal).

Appliances & Systems

• Kitchen appliances: Run the stove/oven briefly, start the dishwasher on a short cycle, test the microwave, and verify the refrigerator/freezer are cooling.

• Laundry: If included, run the washer on quick cycle and test the dryer (even a quick warm cycle is helpful).

• HVAC: Turn the heat and AC on/off to confirm basic function and airflow. Ask to see filter location and check the filter condition.

• Water heater: Ensure it’s operating and that no leaks are present.

Walls, Floors & Ceilings

• Scan for new damage: scuffs, holes, stains, popped nails, or excessive settlement cracks that weren’t present before.

• Moisture signs: Look closely around ceilings under bathrooms and below windows for discoloration or soft spots.

Fixtures, Hardware & Extras

• Included items: Verify that agreed-upon fixtures, window treatments, mounted TVs/brackets, smart thermostats, and other inclusions remain. If the seller swapped anything, it should match the agreed condition/quality.

• Smoke/CO detectors: Ensure detectors are present in required locations and test them briefly.

• Garage & openers: Test the garage door opener(s), safety sensors, and keypad. Confirm any remotes, keys, fobs, and codes are provided.

• Exterior: Walk the perimeter to check siding, gutters, downspouts, decks, handrails, exterior outlets, hose bibs, and lighting.

• Attic, basement & storage areas: Open every closet and storage area. Make sure no items were left behind and that spaces are broom-clean (unless occupancy agreements say otherwise).

• Yard & irrigation: If applicable, test sprinkler zones and verify any sheds or playsets included in the sale are present and safe.

Repairs & Receipts

If repairs were negotiated:

• Bring the repair addendum and verify each item.

• Ask for receipts or contractor invoices if not already provided.

• Inspect workmanship to a reasonable standard (paint touch-ups, correct materials, functionality).

What If You Find Problems?

It happens. If something is missing, damaged, or inoperative:

1. Document with photos/video and note specifics.

2. Notify your agent immediately while still at the property.

3. Discuss remedies before closing, such as:

   • Seller fixes the issue prior to settlement.

   • A closing credit to address the item after you take possession.

   • Escrow holdback (common for weather-dependent or time-sensitive items).

   • In rare cases, postpone closing until a major issue is resolved.

Your approach should be practical and proportional—focus on items that affect safety, function, value, or agreed terms.

Local Considerations: NJ, PA & FL

Practices are broadly similar across the U.S., but buyers in New Jersey, Pennsylvania, and Florida may encounter a few nuances:

• NJ & PA: Older housing stock can mean legacy electrical or plumbing quirks—double-check GFCIs, groundings, and any recent “DIY” fixes. In colder months, confirm heating performance, draft control, and that exterior hose bibs are winterized.

• FL: Climate and storms add unique considerations. Inspect for window/door sealing, hurricane shutters or impact glass if included, HVAC condensate drains, and look for moisture intrusion. If there’s a pool, verify equipment and safety features.

• Condos/HOAs: In all three states, condos and townhomes often involve association-maintained components (roofs, exteriors). Verify what’s owner vs. association responsibility, and review any pending assessments or rules about move-in logistics.

(Your real estate agent can advise on local customs for access, timing, and any forms needed to confirm completion of repairs prior to closing.)

Timing & Etiquette Tips

• Schedule the walk-through as close to closing as practical (often the day before or the morning of).

• Plan 30–60 minutes for a typical single-family home; more for large or complex properties.

• The home should be vacant and broom-clean, unless otherwise agreed.

• Be respectful but thorough—this is standard practice and protects both parties.

Quick Summary Checklist (Copy/Paste)

• Bring phone + charger, contract/repair list, and a simple checklist

• Test every faucet (check for leaks) and flush every toilet

• Test every outlet with your charger and every light switch

• Open/close all windows and doors; confirm locks/latches

• Verify appliances & HVAC run correctly; check water heater

• Inspect walls/ceilings/floors for new damage or moisture stains

• Confirm included fixtures remain; test smoke/CO detectors

• Check garage door(s), keypad, remotes, and exterior features

• Inspect attic/basement/storage and ensure nothing’s left behind

• Document issues and coordinate solutions before closing

Final Thought

A careful final walk-through prevents last-minute surprises and sets you up for a smooth move-in. Use the checklist above, take your time, and lean on your agent for quick remedies if anything pops up.

Ready for a smooth closing?

If you’re buying in NJ, PA, or FL, make sure your financing is just as solid as your final walk-through. Start or update your pre-approval at NewHomeApproval.com so you can close with confidence.