Vintage American Realty
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Lesson 12: The Final Walk-Through - Your Last Line of Defense
Welcome Back, Almost-Homeowners!
Your Last Chance Before Closing
Welcome back to Home Buying 101! I'm Tom Brady, and we're now at one of the final steps in your home buying journey – the final walk-through. This isn't just a formality or a victory lap. This is your last chance to find out any things that were working or are supposed to be working that don't.
Think of the final walk-through as your last line of defense against unpleasant surprises. It's your opportunity to ensure that the house you're about to buy is exactly the house you agreed to purchase.
Why the Final Walk-Through Matters
Verify Property Condition:
  • Ensure nothing has changed since your contract was signed
  • Confirm the house is in the same condition as when you made your offer
  • Identify any new damage that may have occurred
  • Check that the property is properly maintained and cared for
Confirm Completed Repairs:
  • Verify all negotiated repairs were completed satisfactorily
  • Test systems to ensure they're functioning properly
  • Document the quality of any repair work
  • Identify any incomplete or unsatisfactory work
Check Included Items:
  • Verify all included appliances and fixtures are still present
  • Test that everything works as expected
  • Confirm condition of included items
  • Note any missing or damaged items
Ensure Move-In Readiness:
  • Property should be broom-clean and free of seller's belongings
  • All utilities should be functioning
  • Keys and access codes should be available
  • Any move-out damage should be addressed
Timing Your Final Walk-Through
Schedule your final walk-through 24-48 hours before closing to ensure you have time to address any issues that arise. Here's why timing matters:
24-48 Hours Before Closing:
  • Enough time to address problems if they're discovered
  • Close enough to closing that new issues are unlikely to develop
  • Allows coordination with attorneys and other parties if needed
  • Doesn't interfere with the seller's moving timeline
Don't Schedule Too Early:
  • Sellers may still be living in the property
  • Moving damage might occur after your walk-through
  • Weather or other factors could affect the property
  • Repairs might not be completed yet
Don't Schedule Too Late:
  • Day of closing doesn't leave time to address issues
  • Problems discovered might delay or complicate closing
  • Stress levels are already high on closing day
  • Limited options for resolution if problems are found
Your Systematic Walk-Through Checklist
Start Outside and Work Your Way In:
Exterior Inspection:
  • Overall condition - no new damage to siding, windows, or roof
  • Landscaping - property maintained and in good condition
  • Walkways and driveways - no new cracks or damage
  • Outdoor lighting - all fixtures working properly
  • Pool equipment (if applicable) - pumps, filters, heaters functioning
  • Sprinkler systems - operating correctly if included
Garage and Entry Areas:
  • Garage door openers - all remotes and keypads working
  • Entry doors - locks functioning, keys provided
  • Lighting - all fixtures operational
  • Storage areas - clean and empty unless items are included
Interior Systems Testing:
Electrical Systems:
  • Light switches - test every switch and fixture
  • Outlet testing - bring a small device to test outlets
  • Circuit breakers - properly labeled and functioning
  • GFCI outlets - test reset buttons in bathrooms and kitchen
  • Ceiling fans - all speeds and light combinations working
Plumbing Systems:
  • Water pressure - test all faucets and showerheads
  • Hot water - verify hot water reaches all fixtures
  • Toilets - flush and check for proper operation
  • Drains - check that all drains flow properly
  • Look for leaks - under sinks, around toilets, in basement
HVAC Systems:
  • Heating system - test operation if weather permits
  • Air conditioning - test cooling if appropriate season
  • Thermostat - verify proper operation and programming
  • Vents and registers - check for proper airflow
  • Filter access - locate and understand system maintenance
Appliances and Fixtures:
Kitchen Appliances:
  • Refrigerator - cooling, ice maker, water dispenser
  • Stove/oven - all burners, oven, timer functions
  • Dishwasher - run a quick cycle to test operation
  • Garbage disposal - test operation and reset button
  • Microwave - basic heating function
  • Any other included appliances - test basic functions
Laundry Appliances:
  • Washer - if included, test fill, drain, and spin cycles
  • Dryer - if included, test heating and airflow
  • Connections - verify proper hookups and venting
Other Fixtures:
  • Light fixtures - all bulbs working, no loose or missing parts
  • Bathroom fixtures - faucets, shower heads, towel bars secure
  • Cabinet hardware - doors and drawers operating smoothly
  • Window treatments - if included, check operation
What to Look For: Red Flags and Concerns
Signs of New Damage:
  • Water stains on ceilings or walls that weren't there before
  • Cracks in walls, ceilings, or foundations
  • Damaged flooring from moving or other activities
  • Broken windows or damaged doors
  • Missing fixtures that were supposed to be included
System Problems:
  • No hot water or very low pressure
  • HVAC not working or making unusual noises
  • Electrical outlets not working or lights flickering
  • Plumbing leaks or drainage problems
  • Appliances not functioning properly
Cleanliness and Condition Issues:
  • Property not broom-clean as required
  • Seller's belongings still in the house
  • Excessive dirt or damage beyond normal wear and tear
  • Odors that weren't present before
  • Pest evidence or other cleanliness issues
Verifying Completed Repairs
If repairs were negotiated after your inspection:
Documentation Review:
  • Bring copies of the repair agreements
  • Review what was promised vs. what was delivered
  • Check for permits if required for the work
  • Verify warranties or guarantees for the work
Quality Assessment:
  • Professional workmanship - does the repair look proper?
  • Matching materials - do repairs blend with existing finishes?
  • Complete work - is everything that was agreed upon finished?
  • Cleanup - was the work area properly cleaned?
Testing Repairs:
  • Functional testing - does the repaired system work properly?
  • Safety check - are electrical or plumbing repairs safe?
  • Long-term viability – does the repair appear to be permanent?

Always test repairs thoroughly during your final walk-through. What looks good visually might still have functional issues that only become apparent when systems are tested under normal operating conditions.
Empty of Seller's Belongings:
  • All personal items removed
  • Closets and storage areas empty
  • Garage and basement cleared out
  • Outdoor areas free of personal property
  • Only included items should remain

Unless specifically agreed upon in your contract, the seller should remove all personal belongings before closing. Check every storage area, including attics, crawl spaces, and outbuildings to ensure they've been completely cleared.
Utilities Functioning:
Electricity
All systems operational
Water
Proper pressure and hot water
Gas
If applicable, all connections working
Trash Service
Understand pickup schedule
Handling Last-Minute Surprises
When Problems Are Discovered:
Document Everything:
  • Take photos of any problems or damage
  • Make detailed notes about issues discovered
  • Get timestamps for your documentation
  • Involve your agent immediately
Assess the Severity:
  • Safety issues must be addressed before closing
  • Functional problems need immediate attention
  • Cosmetic issues may be negotiable
  • Missing items need replacement or credit
Communication Strategy:
  • Contact your agent immediately (they should be with you for the walk through)
  • Notify your attorney of any significant issues (your agent will also notify your attorney)
  • Work through proper channels - don't confront sellers directly
  • Document all communications about problems

Never attempt to contact or negotiate with the sellers directly about walk-through issues. Always work through your real estate agent and attorney to maintain professional communication and protect your interests.
Resolution Options:
For Minor Issues:
  • Credit at closing for repair costs
  • Seller fixes before closing (if time permits)
  • Holdback of funds until repairs are completed
  • Accept as-is if issues are truly minor
For Major Issues:
  • Delay closing until problems are resolved
  • Renegotiate price to reflect discovered problems
  • Require professional repair before closing (a credit is better)
  • Consider walking away if issues are deal-breakers
Your Walk-Through Team
Who Should Attend:
  • You and any co-buyers - the people making the purchase
  • Your real estate agent - to handle any issues that arise
  • Your spouse/partner - if they'll be living in the home
  • Consider your inspector - if major systems need checking (will normally be an additional charge)
Who Should NOT Attend:
  • Large groups of family or friends
  • Children - unless necessary, they can be distracting
  • Your attorney - unless specific legal issues need addressing
Time Management and Efficiency
Plan for 1-2 Hours:
  • Don't rush but stay focused on important items
  • Systematic approach - follow your checklist
  • Take notes as you go
  • Address issues as they're discovered
Bring Essential Items:
  • Your checklist and notepad
  • Camera or phone for documentation
  • Small appliance to test outlets
  • Flashlight for dark areas
  • Copy of repair agreements if applicable
Common Walk-Through Mistakes to Avoid
1
Focusing on Decoration
Don't get distracted by how empty the house looks or imagining your furniture. Focus on condition and functionality.
2
Rushing Through
This is your last chance – take the time needed to check everything properly.
3
Not Testing Everything
Don't assume things work – actually test switches, faucets, appliances, and systems.
4
Not Documenting Issues
If you find problems, document them immediately with photos and notes.
5
Handling Issues Directly with Sellers
Work through your agent and attorney – don't try to negotiate directly with sellers.
After the Walk-Through
If Everything is Satisfactory:
  • Confirm with your agent that you're satisfied
  • Proceed with closing as scheduled
  • Celebrate - you're almost done!

Most final walk-throughs go smoothly with no major issues. If yours is problem-free, take a moment to celebrate this milestone - you're just days away from getting the keys to your new home!
If Issues Are Discovered:
  • Work with your team to determine resolution
  • Understand your options and timeline
  • Make informed decisions about how to proceed
  • Stay focused on the big picture

Remember that most issues discovered during a final walk-through can be resolved without delaying closing. Your real estate agent and attorney have experience handling these situations and can guide you through the best resolution options.
Your Walk-Through Action Plan
1
Before the Walk-Through:
  1. Schedule appropriately - 24-48 hours before closing
  1. Create your checklist based on your specific property
  1. Gather necessary tools and documentation
  1. Plan adequate time for thorough inspection
  1. Coordinate with your agent and other parties
2
During the Walk-Through:
  1. Follow your checklist systematically
  1. Test everything that should be working
  1. Document any issues immediately
  1. Stay focused on condition and functionality
  1. Communicate with your agent about any concerns
3
After the Walk-Through:
  1. Address any issues promptly through proper channels
  1. Work toward resolution of discovered problems
  1. Proceed to closing if everything is satisfactory
  1. Stay positive - you're almost at the finish line!
Red Flags That Might Delay Closing
Serious Issues That Could Affect Closing:
Major system failures (heating, plumbing, electrical)
Significant new damage to the property
Safety hazards that need immediate attention
Missing major appliances or fixtures
Property not ready for occupancy
Wrapping Up: Your Final Quality Check
The final walk-through is your last opportunity to ensure you're getting exactly what you paid for. This is your last chance to find out any things that were working or are supposed to be working that don't.
Don't treat this as a formality – treat it as the important quality control step it is. A thorough final walk-through can save you from expensive surprises and ensure you start your homeownership journey on the right foot.
Most walk-throughs go smoothly, but when issues are discovered, having documented them properly and working through the right channels makes resolution much easier.
Looking Ahead
In our final lesson, we'll cover closing day itself – what to expect, what to bring, and how to handle the last step before you get those keys and officially become a Long Island homeowner.
Thanks for watching/reading, and remember – a careful final walk-through today prevents expensive problems tomorrow!
Next up: Closing day – the final step to homeownership!
Thomas Brady SFR, e-PRO, SRES, BPOR,C_REPS
Licensed Associate Real Estate Broker/ Director of Operations
Notary Public, Retired N.Y.P.D. Lt., U.S. Air Force Veteran
Vintage American Realty LLC.
1551 Montauk Hwy. Suite E
Oakdale, NY 11769
631-682-8660