You have submitted an offer and it has been accepted. Financing for your new home has been approved and the closing is now fast approaching. One of the last steps before closing is the final walk through of the home you are about to purchase.
The final walk through is the home buyer’s opportunity to inspect the home prior to closing on the home and becoming the new owner.
Now is the time to see if the seller is leaving the property in the condition that was expected and as it was previously seen. There may also be some contractual obligations on the delivery of the home. A repair may have been negotiated or an item to be removed… The final walk-through is your chance to make sure details of the contract were adhered to.
A final walk through is also to make sure all the systems are working as well as intended and no new damage to the home has intended.
Let’s explore why the final walk though is an important aspect of the home buying process and how the best practices when conducting your final walk through.
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What Is A Final Walk Through?
A final walk-through is the last chance for a homebuyer to inspect a property before the closing process. It’s not about re-evaluating the home’s value or renegotiating terms but ensuring that the property’s condition matches the agreed-upon terms and your expectations.
This means checking that all repairs, if any were required, have been made satisfactorily and that no new issues have cropped up since the initial inspection. It’s the homebuyer’s opportunity to ensure that what they’re getting is precisely what they agreed to buy, without any unpleasant last-minute surprises.
The Difference Between A Home Inspection And The Final Walkthrough
Your final walk-through should not replace your home inspection.
A home inspection is a detailed check of a house’s structure and systems done by a certified professional. Its goal is to find any problems or potential issues with the property, which can then affect the buying negotiations.
The final walk-through, on the other hand, happens just before you close the deal. It’s the buyer’s last chance to ensure the home’s condition hasn’t changed since the offer and that all agreed-upon repairs have been made.
In short, the home inspection is about uncovering problems, while the final walk-through is about confirming everything’s in order before buying.
Why Is The Final Property Inspection Important?
Your last inspection before closing is a crucial step. In Massachusetts, most purchase and sales contracts state that once you sign on the dotted line, you are buying the home as-is. Meaning precisely as it sits on closing day.
Once the keys are delivered, the house is yours. But, so are any problems with the home. You cannot expect the seller to correct problems after the fact.
One Big Mistake Home Buyers Make At the Final Walk-Through
Buying a new home is exciting whether you are a first-time home buyer, moving up to a larger home or even downsizing. It is easy to get caught up in that excitement.
Your initial reaction is to soak it all in. Where is the couch going, what colors should I paint, do I need a new headboard…..
But don’t let your enthusiasm for your new home overshadow the task at hand. You are there to ensure you are getting the home you inspected.
Set Expectations For Your Final Walk Through Early
It is never too early to set expectations for what you intend for your final walk through in a contract.
Unfortunately, sellers like to leave old dried-out paint and chemicals and leftover building supplies behind as a “gift” to the new owners. Funny thing is this is a seller’s opportunity to leave every chemical, varnish, paint, etc…. that they ever used or building debris they never threw out that is a real hassle to dispose of properly. Don’t get stuck with your seller’s trash.
Your home inspection is a good time to check out those items and decide what you may or may not want.
If you don’t want it, or something is to be included or a repair is to be made make that explicitly clear in your contracts, so there is no confusion come time for the final walk through.
What Does The Contract Say About the Final Walk Through?
Most things fall back to the contract regarding real estate and real estate law. In Massachusetts, we have a standard purchase and sale contract. So, what does the contract state?
A standard purchase and sale state that the property should be delivered free of all occupants and tenants unless otherwise permitted to stay.
The home should be delivered free of all personal belongings and debris unless agreed by the buyer and seller to stay. Furthermore, the property should be left in broom-clean condition.
Finally, the contract will spell out the terms of the final walk through which is usually up to 48 hours before the closing.
I talked with Massachusetts Real Estate Attorney, Rick Carter about this article. Rick mentioned there are definite changes to the purchase and sale your attorney should make that benefit you as a home buyer regarding a seller’s default closing the home on time, due to the seller not delivering the property correctly.
What Should A Home Buyer Expect At The Final Walkthrough?
Let’s set the expectations of your final real estate walkthrough.
When Do You Schedule Your Final Walk Through?
First, as a home buyer, I know you are anxious. But schedule the final walk though just before the closing if you can, not days ahead of time.
You want to be able to inspect the home the way it will be delivered to you, which is with the seller completely gone from the premises. 48 hours ahead of time will not usually allow the seller to have completely vacated and cleaned the property.
Also, remember the seller owns the property up until the closing (technically until the deed is recorded). They are not obligated to vacate the property 48 hours or even the day before the closing. Don’t get irritated because they are not out of the property4 days before closing!
What to Bring At Your Final Walk Through
If you have a buyers agent representing you in your home purchase, they should have the following items for the final walk-through. If you are unrepresented, comes time to do the final walk-through on your new home, make sure you have the following items with you:
Purchase and Sale Contract: Your contract will verify what is staying, what is going and what home inspection repairs were agreed to by both you and the home sellers.
Original List Sheet: The original list sheet will verify what was going and what was staying. The list sheet will also have pictures of the condition and the items that are probably staying.
Property Disclosure: The Seller’s Statement of Property Condition or Disclosure, if provided by the seller is another document that could verify the condition of items and what is staying and going.
Home Inspection Report: The home inspection report will help you verify your condition when you are doing your walk-through.
Camera: If there are problems you should photograph the areas of concern so you can show your attorney and document problem areas for the seller/ listing agent.
The Final Walk Through Checklist
Inspect the entire interior and exterior of the home:
Is The Home Vacant?
Check every room, crawl space, attic, closet, shed and make sure the home is free from all debris and personal belongings.
Is everything there you expected to be there?
Check to see the promised appliances are in place as well as other fixtures and even the landscaping. Or, items that would not normally stay but were negotiated to remain.
Is everything being delivered in the condition that it was sold to you in?
Make sure all the appliances are working. Turn on the heat and if possible air conditioner. Check the light switches. Run the water. Make sure the drains are working properly, etc… Is the home and systems in the same condition that you last was it?
Is there any damage from the move?
Are there holes in the wall, damaged floors, etc… from the sellers moving out.
Is the property free of all debris, tenants and personal belongings?
Like I pointed out before don’t get stuck with junk you don’t want. Getting rid of old paint and varnish is a nightmare!
Is There Any New Damage?
On occasion, you may find a storm damaged a deck or there is a new roof leak. Again make sure it is being delivered in the condition you last saw it.
Is it clean?
Broom clean is a term that leaves a little in question. But don’t expect the seller to hire a professional cleaning crew to clean from top to bottom, either.
All Pertinent Items Left
Paid Bills, Warranties and Instruction Manuals
Verify any paid receipts for repairs or bills agreed to be paid by the seller are there, as well as any promised warranties and instruction manuals.
Common Problems at The Final Home Walk Through
While more often than not, closings go smoothly, be prepared for your final through not being perfect.
Items removed that were not supposed to be- Sellers sometimes in their hurry, forget what they are supposed to leave and remove something that was supposed to stay. I would also like to point out that on more than one occasion, I have had a seller remove landscaping like rose bushes or a tree. So make sure you check the exterior as well.
Items swapped out- Sometimes a seller will swap out a refrigerator or a light fixture which they haven’t disclosed up front. Ensure the fixtures and appliances are the same as when you bought the house.
Personal items and debris left behind- Don’t take on any junk that you don’t want. Removing a sofa or an appliance or a slew of old paint or construction debris can be expensive!
Sellers have not completely moved out- You show up an hour before your closing and the seller is nowhere near ready to complete the move by closing.
Agreed upon repairs are not complete- Sometimes, the agreed-to repairs have not been completed or in a professional manner. Be very specific in your contract on how and who should complete the repair.
Real-Life Story Of A Final Walk Through
A few years back I had clients put a house under agreement when there was two feet of snow on the ground. When we mad it to the final walk through the spring had sprung and the landscape was exposed.
With the snow gone we discovered the yard had an inordinate amount of moldy dog poop, there were half open bags of mulch and topsoil along with other landscaping debris, as well as construction debris under the deck.
When I informed the listing agent, she said it would all be taken care of by the end of the day. Yet, I informed my client that I would not accept that and we should ask for a hold back of $2000. The listing agent dug in her heels my clients were ready to cave and accept it as is. I asked them just to hang in there, that is an option but let me see what I can do. I mean there was hours of picking up moldy soggy dog poop….
Ultimately, the sellers attorney called the seller, the seller was horrified and said she absolutely agreed to the hold back but she would get it taken care of. They had one week to complete the work or the holdback would be turned over to the buyer. The work was completed by he seller in 3 days.
What To Do When Your Final Walk Through is Not Right
While it is certainly a disappointment to arrive at your new home and find that the home was not left the way you expected, not all is lost. First look to your buyer’s agent and your attorney (if you have them) for a solution.
Don’t give up. There is some hope. You do hold some cards as a buyer. Probably the scariest recourse you have is you could pull out of the deal, leaving a seller high and dry.
And in many states, you can sue for specific performances and damages. Going to court to resolve any issues should be your absolute last option. Don’t forget the seller has invested money in securing another place to live and moving and they could lose a significant amount of money if they do not perform.
Common Resolution To Walk Through Issues
Delay the closing- While delaying the closing may be inconvenient it will ensure the property is delivered as you expected it to be.
Hold Back- The closing attorney can hold back money to ensure that if the seller does not entirely vacate the property, bring back an item that belongs with the property or finish removing personal belongings, or complete a repair, the buyer can get reimbursed for having to pay for such.
Cash Back- The last solution is the seller can provide cash back at closing to reimburse the buyer for any incurred expenses for not having the home ready to close.
Definitely consult with an attorney on a solution to make sure you are protected fully in if your home is not being delivered to you in the manner that the seller has agreed to.
FAQs Regarding Your Final Property Inspection
What the purpose of a final walk-through?
Is the final walk-through the same as a home inspection?
How long does a final walk-through take?
What if I find an issue during the final walk-through?
Can I skip the final walk-through?
Can the final walk-through affect the closing process?
Conclusion
Your final inspection is a key step in ensuring your home is what you expected and that the home is being delivered in the manner that is spelled out in your contract. Please do not skip it.
Buying a new house can be emotional and exciting since you are hours away from occupying your new home. But your final walk through is the time to put your feelings aside and review your checklist of what to review during the inspection.
Remember, once you take possession of your new home, it’s yours, including any issues. The home buyer’s final walk through is your last line of defense to verify the home is what was expected and agreed to with the seller.
YouTube Video (3:00)
Other Resources:
- Kyle Hiscock 10 Reason a Closing Might Get Delayed
- Bill Gassett Personal Property vs Fixture
- Paul Sian Four Things to Kill Your Home Sale
Author Bio
Kevin Vitali is a Massachusetts REALTOR out of Haverhill MA that serves Essex County and Northern Middlesex County in Massachusetts. If you want to buy or sell a home, let me use my years of experience to get you the best possible outcome.
Feel free to contact me to discuss any upcoming moves. I am always happy to answer your questions
Call 978-360-0422 Email kevin@kevinvitali.com
