The final walk-through is the buyer’s last chance to ensure the home is in the agreed-upon condition before closing. It is the time for buyers to check that repairs have been completed, systems and appliances are functioning properly, and the property is clean and free of damage. For sellers, understanding what buyers can demand at the final walk-through is crucial to avoid delays, last-minute negotiations, or a canceled deal.
Whether you are selling a home in Chicago, IL, Phoenix, AZ, or Miami, FL, this Redfin guide will walk you through what buyers can demand at a final walk-through and how sellers can prepare to prevent surprises and ensure a smooth closing.
What is a final walk-through?
The final walk-through, typically conducted 24–72 hours before closing, allows the buyer to inspect the home for the last time. Unlike previous inspections focused on identifying issues, this stage is to confirm that the property’s condition aligns with the contract. This includes ensuring that all agreed-upon repairs have been completed, no new damage has occurred, and all items included in the sale are still in the home.
>> Read: The Ultimate Final Walk-Through Checklist Before Closing on a Home
Common buyer demands during final walk-through
The final walk-through is not a full inspection but confirms that the home is in the agreed-upon condition before closing. Sellers should be aware of what buyers may request during this step to avoid last-minute surprises.
- Repairs completed: Ensure all agreed repairs from inspections or negotiations are properly finished and documented.
- Included items present: Confirm that all contracted appliances, fixtures, and window treatments remain in the home.
- Systems working: Verify that all essentials (lights, outlets, plumbing, HVAC, doors, windows, and garage doors) are functional.
- Home cleared and clean: Buyers may require the property to be clean, move-in ready, and free of personal belongings, trash, and clutter.
- No new damage: Address any new issues that have arisen since the inspection before closing.
- Exterior in good condition: Buyers can request that the yard, driveway, detached structures, gates, roof, and exterior lighting be maintained in the agreed-upon condition.
What’s binding vs. what’s negotiable at the final walk-through
Not all issues discovered during the final walk-through carry the same weight. Some items are non-negotiable legal obligations, while others are negotiable preferences that fall outside the contract.
Seller’s legal and contractual obligations (non-negotiable)
- Following the purchase agreement: Sellers must deliver the home and agreed-upon items as per the contract, including completed repairs.
- Meeting legal standards: Properties must be safe, habitable, and have all known issues disclosed as required by law.
- Fulfilling lender and title requirements: Lenders or title companies may have specific conditions (clear title, safety certifications) necessary for closing.
What’s negotiable
- Cosmetic preferences: Cosmetic items like paint color or décor choices that were not specified in the contract.
- Normal wear and tear: Minor scuffs, scratches, or dings that are typical with moving or the passage of time.
- Unpromised upgrades: Buyers cannot demand brand-new appliances if the contract only required functional ones.
- Beyond the contract: Unwritten agreements or items not covered by housing/safety codes are negotiable and not enforceable.
>> Read: How to Negotiate After the Home Inspection: What Buyers Can Ask For
How sellers can prepare for final walk-through
Understanding what buyers may request during the final walk-through is just the beginning. Here are additional tips to help you prepare confidently.
- Review contract obligations early: Double-check all promised items, repairs, and inclusions from the purchase agreement.
- Complete repairs ahead of time: Ensure professional workmanship, obtain permits/inspections, and provide receipts/documentation.
- Clean and present the home: Thoroughly clean the interior and exterior, remove trash and personal items, and make sure the home is ready for move-in.
- Clear belongings and debris: The property should be mostly empty, without items that could hinder inspection.
- Test systems and appliances: Check lights, plumbing, HVAC, doors, windows, locks, and garage openers to ensure proper functionality.
- Do a mock walk-through: Walk through the home with your listing agent before the buyer’s arrival to address any issues.
- Tend to exterior upkeep: Maintain the yard, roof, gutters, driveway, exterior lighting, and gates to match the interior condition.
Avoiding and handling walk-through issues
Even with thorough preparation, unexpected issues may arise. Keep these tips in mind to minimize the risk.
Best practices to avoid problems
- Communicate early and often: Keep the buyer and their agent informed about repair progress and timelines.
- Document repairs thoroughly: Take photos of completed work and retain dated receipts to demonstrate proper handling of repairs.
- Use qualified professionals: Hire licensed contractors when necessary and ensure all work meets safety and code standards.
- Protect the home’s condition: Monitor the property for new damage between inspection and walk-through caused by tenants, weather, or neglect.
- Have a backup plan: Offer a credit, concession, or quick fix for unexpected walk-through issues.
Consequences if problems are found and what to do
- Closing delays: Sales may be delayed if issues are not resolved. Schedule repairs or offer a credit to stay on track.
- Last-minute negotiations: Buyers may request fixes, credits, or a price reduction. Be flexible and collaborate with your agent for a fair resolution.
- Contract termination: Major issues should be addressed with proof of repair to prevent buyers from walking away.
- Holdback of funds: Lenders or title companies might withhold funds until obligations are met. Provide documentation and resolve promptly to release funds.
- Legal disputes: Unresolved issues can lead to legal action. Consult your Redfin agent and attorney to safeguard your interests.
What can buyers demand at final walk-through? Final thoughts for sellers
The final walk-through is essential for buyers to verify the home’s condition before closing. Sellers who grasp what buyers can demand at the final walk-through, adhere to contract obligations, and prepare proactively can avoid last-minute problems, ensuring a smooth, stress-free closing through effective communication and organization.
FAQ: What can buyers demand at final walk-through?
1. What exactly can a buyer demand during a final walk-through?
Only what is stated in the contract – completed repairs, agreed-upon inclusions (like appliances or fixtures), and functioning basic systems (plumbing, HVAC, lights, doors, etc.). Anything outside the contract is negotiable between the buyer and seller.
2. Can a buyer delay closing due to issues found at the final walk-through?
Yes, if it constitutes a contract breach or major problem, sellers may need to address the issue, offer a credit, or negotiate promptly.
3. What happens if I, as a seller, did not complete a required repair before the walk-through?
The buyer can insist on its completion, request a credit, ask for funds to be withheld, or in certain cases, cancel – depending on the contract.
4. Can buyers walk away at the final walk-through over minor issues?
Typically not. Minor cosmetic issues are not grounds for cancellation unless they breach the contract or impact safety/condition.
>> Read: Can a Buyer Back Out of a Contract?
5. How far in advance should sellers prepare for the final walk-through?
Begin as soon as the offer is accepted – schedule repairs, clean, declutter, and maintain the home until closing.