In real estate, a walk through (often called a final walk-through) is a pre-closing inspection of a house or property conducted by the buyer, typically shortly before the sale is finalized. The purpose of a walk through is to confirm that the property is in the agreed-upon condition and that no unexpected changes, damage, or unresolved issues have occurred since the contract was signed.
A walk through is not the same as a formal home inspection. Instead, it serves as a final verification step to ensure that the terms of the purchase agreement have been met before ownership officially transfers.
When a Walk Through Happens
A walk through usually takes place within 24 to 72 hours before closing, though the timing can vary depending on local practices and contract terms. It is often scheduled after the seller has moved out or nearly completed moving, allowing the buyer to see the house in a largely empty state.
This timing matters because it gives buyers the opportunity to identify issues while there is still leverage to address them before closing funds are released.
Purpose of a Walk Through
The primary goal of a walk through is confirmation, not discovery. Buyers are typically checking that:
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Agreed-upon repairs were completed
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The house is in substantially the same condition as when the offer was made
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Appliances, fixtures, and systems included in the sale are still present and functional
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No new damage has occurred during the seller’s move-out
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The property has been vacated as agreed
It is also an opportunity to ensure that items that were supposed to remain with the property—such as appliances, window treatments, or built-in features—have not been removed.
Walk Through vs. Home Inspection
A home inspection occurs earlier in the transaction and is intended to uncover defects, safety concerns, or maintenance issues. A walk through, by contrast, is a final check that confirms nothing has changed and that negotiated repairs were completed.
Because of this distinction, walk-through findings are usually limited to issues that are new, unresolved, or directly tied to the contract. Buyers should not expect to renegotiate the entire deal at this stage unless a significant problem is discovered.
Common Issues Found During Walk Throughs
While many walk throughs are uneventful, issues do occasionally arise. These may include damage to walls or floors from moving furniture, missing appliances, unfinished repairs, leftover debris, or systems that are no longer working as they were during inspection.
In some cases, buyers may also discover that utilities have been shut off, making it difficult to verify that plumbing, heating, or electrical systems are functioning. This is why contracts often require utilities to remain on through closing.
What Happens If Problems Are Found
If issues are identified during a walk through, the buyer typically has several options depending on the severity of the problem and the terms of the contract. These may include requesting repairs, asking for a credit at closing, delaying closing until the issue is resolved, or, in rare cases, terminating the agreement.
Because closing timelines can be tight, clear documentation and communication are important. Photos, written notes, and references to the purchase agreement help support any requests made as a result of the walk through.
Who Attends a Walk Through
A walk through is usually attended by the buyer and their real estate agent. Sellers are typically not present, though their agent may attend. In some cases, buyers may also bring a contractor or trusted advisor if they want a second opinion on a specific issue.
The walk through is meant to be methodical rather than rushed. Buyers are encouraged to test lights, faucets, toilets, appliances, and doors, and to visually inspect walls, ceilings, and floors.
Why the Walk Through Matters
The walk through is often the last opportunity for a buyer to address concerns before taking ownership. Once closing is complete, responsibility for the property generally transfers to the buyer, and resolving issues becomes more difficult.
For sellers, a smooth walk through reduces the risk of last-minute delays or disputes. Ensuring that repairs are completed, belongings are removed, and the property is left in agreed-upon condition helps keep the transaction on track.
Documentation and Record Keeping
Notes or confirmations from a walk through may become part of the transaction record, especially if issues are identified and resolved through credits or amendments. Keeping these records can be helpful if questions arise after closing.
In real estate transactions, a walk through acts as a final checkpoint. While often routine, it plays a critical role in confirming expectations, protecting both parties, and ensuring a clean transition of ownership.