Final Walk Through Before Closing: 13-Step Buyer Checklist

Your lender is ready, the movers are booked, and the keys are almost yours. Before you sign the closing documents, you have one final opportunity—usually within the 24-hour window before settlement—to walk through the property and verify that everything is exactly as promised. This brief visit is more than a victory lap; it’s your safeguard against surprises such as missing appliances, new water stains, or a furnace that mysteriously stopped working after inspection.

Our 13-step checklist takes you room by room and system by system so you can spot issues on the spot, decide whether to request repairs or credits, and head to closing with confidence. You’ll learn how to time the walk-through, who should attend, which documents and tools to bring, and exactly what to test—from GFCI outlets and smoke detectors to garage-door sensors and smart thermostats. We’ll also cover your options if a major problem pops up at the eleventh hour. Follow along, blue painter’s tape and outlet tester in hand, and give yourself the peace of mind that only a thorough final walk-through can deliver.

1. Schedule Your Walk-Through 24 Hours Before Closing

Set your calendar reminder as soon as the closing date is confirmed. A walk-through held the day before settlement (or the morning of) leaves just enough runway to spot last-minute surprises while the seller, contractors, and lender are still reachable. Waiting longer risks finding fresh damage you can’t fix in time; going earlier invites new problems to surface unnoticed.

Timing and Coordination

Ask your real-estate agent to lock in a time when the house is empty, utilities are on, and you can linger without pressure. Most final walk through before closing sessions take 30–60 minutes for an average single-family home, but add another 15 for larger properties or if repairs need double-checking. Loop the listing agent and, if required, the lender’s closing department into the appointment so any repair addendum, escrow hold-back, or credit can be processed without delaying the closing table.

Who Should Attend (and Can You Bring Your Inspector?)

Plan on you, any co-buyer, and your buyer’s agent. A trusted friend or contractor can provide a second set of eyes, but leave big entourages—and the seller—off the guest list. Bringing the original home inspector is allowed in most states and helpful if major fixes were promised, though you’ll pay a revisit fee. Ensure ADA access if needed, and keep kids supervised for safety and focus.

2. Gather Your Paperwork, Checklist, and Simple Tools

A smooth final walk through before closing starts with the right gear in your bag and the right papers in your hand. Ten minutes of prep at the kitchen table will save you awkward phone calls from the driveway later.

Documents to Have in Hand

Keep a printed—or well-annotated digital—packet so you can cross-check on the spot:

• Purchase contract and any addenda

• Repair amendment listing fixes the seller agreed to

• Full inspection report and photos

• Seller disclosures (lead paint, roof age, etc.)

• Appliance manuals, warranties, and receipts for recent work

Use a highlighter or the Notes app to mark each item as you verify it.

DIY Toolkit for On-the-Spot Testing

Toss these inexpensive essentials into a tote:

• Smartphone with charger and camera

• Flashlight or headlamp

• Outlet tester and small night-light

• Blue painter’s tape & sticky notes for tagging issues

• Measuring tape and pocket marble (floor slope test)

• Notepad and pen for quick sketches or dimensions

With paperwork for reference and tools for testing, you’re ready to uncover any last-minute surprises before signing.

3. Verify All Agreed-Upon Repairs and Receipts

The final walk through before closing isn’t just to admire fresh paint; it’s to confirm every fix the seller promised is actually finished—and finished correctly. Pull out the repair amendment and any contractor invoices the listing agent emailed over. Your goal in this step is simple: match each promised repair with physical, verifiable evidence so you’re not inheriting half-done work or surprise expenses.

How to Cross-Reference the Inspection Addendum

Start with the biggest ticket items. If the roof was patched, climb to the edge with binoculars or zoom in with your phone to confirm shingles match in color and pattern. HVAC serviced? Locate the dated service sticker on the furnace cabinet and feel for steady airflow at nearby vents. For electrical upgrades, press the “Test/Reset” buttons on newly installed GFCI outlets while your outlet tester is plugged in. Check plumbing fixes by comparing invoice photos to the actual parts—new P-traps should be shiny, not corroded. As you verify each item, check it off in your notes app or highlight it in print.

Signs Repairs Aren’t Done Correctly

Be alert for shortcuts: paint dabbed over water stains with no primer bleed-through blocker, mismatched roof granules, outlets that wiggle, or drywall patches that sound hollow when tapped. Fresh caulk around a sink but damp cabinet bottoms usually signals a lingering leak. If workmanship looks sloppy or invoices feel dubious, photograph the issue, tag it with blue tape, and call your agent immediately to request either a qualified re-inspection or an escrow hold-back until the work meets standard.

4. Power Up: Test Electrical Panel, Outlets, and Fixtures

Nothing tanks move-in day faster than outlets that fizzle or a breaker that trips the minute you plug in your fridge. During the final walk through before closing, dedicate a few focused minutes to the home’s electrical system so you’re not paying an electrician instead of unpacking boxes.

Outlet & Switch Functionality

Plug an inexpensive outlet tester or phone charger into every receptacle, starting at the front door and circling clockwise. Flip each wall switch—ceiling fans, dimmers, vanity lights—and listen for crackling or buzzing. In kitchens, baths, garage, and exterior, press the GFCI “Test” button, confirm power cuts, then hit “Reset.”

Lighting and Circuit Breaker Checks

Note fixtures that stay dark; if swapping bulbs doesn’t solve it, wiring may be loose. Open the service panel door—labels should match room names and breakers should sit firmly without scorch marks. Toggle any tripped breaker off, then on to verify it holds. Document scorched, humming, or warm breakers immediately.

5. Run the Water: Faucets, Toilets, Showers, and Drains

Plumbing problems can hide in plain sight, and repair costs climb fast. During the final walk through before closing, turn on every water source as if you already live there; five extra minutes now can save thousands on emergency plumbers later.

Checking for Leaks and Water Pressure

• Open hot and cold taps at full blast for 2–3 minutes; steady, splash-free flow signals healthy pressure.

• While the water runs, slide a dry hand under each sink and around supply lines—any dampness means a leak.

• Flush every toilet, then rock the bowl gently; movement or continual running indicates loose bolts or a failing flapper.

• Fill tubs a couple of inches, then release the drain and time how quickly water disappears; slow drains suggest clogs deeper than a hair trap.

Hot Water Heater and Plumbing Red Flags

Confirm the water heater is lit or powered, set near 120°F, and free of rust streaks or puddles. Look at exposed copper or PVC lines—fresh tape or mismatched fittings hint at recent, possibly unpermitted work. Gurgling drains, sulfur smells, or water hammer knocks are cues to flag your agent for a last-minute credit or repair addendum.

6. Fire Up HVAC and Major Appliances

A chilly house in January or a fridge that never cools can turn move-in day into a money pit. During the final walk through before closing, give every climate and convenience system a real-world workout. You’re not being picky—you’re confirming that expensive equipment still functions the same way it did at inspection and that the seller hasn’t pulled the plug (literally or figuratively) on anything you’re counting on.

Heating, Cooling, and Ventilation Tests

1. Set the thermostat to Heat and raise it 5 °F above room temp—warm air should flow from vents within two minutes.

2. Switch to Cool and drop the setting; confirm cold air arrives just as quickly.

3. Run Fan Only to ensure the blower motor operates quietly.

4. Check each supply register for solid airflow and scan returns for clean filters.

5. Inspect the condensate line for drips and verify the outdoor unit is humming, not rattling.

Kitchen & Laundry Appliance Checklist

• Oven: Start a 350 °F preheat; look for rapid, even heating.

• Stove: Ignite every burner or induction zone.

• Dishwasher: Run a quick cycle; listen for grinding, check for leaks after five minutes.

• Refrigerator/Freezer: Feel for cold air, then verify temps on the digital panel or with a portable thermometer.

• Microwave: Heat a mug of water for 60 seconds; steam indicates full power.

• Washer & Dryer: Run a short wash and a five-minute high-heat dry; confirm spin balance, drainage, and proper vent exhaust outside.

7. Scan Doors, Windows, and Locks

Doors and windows are easy to overlook when you’re focused on furnaces and faucets, yet a stuck slider or missing key can ruin move-in day. During the final walk through before closing, give every opening its own mini-inspection to confirm smooth operation, weather-tight seals, and secure locks.

Operational Tests

• Open and close every interior and exterior door; confirm it latches cleanly.

• Slide patio and closet doors across the full track; they should glide, not grind.

• Raise, lower, and tilt each window, then lock it; sash cords must hold.

• Test the garage service door and overhead release for smooth movement.

Weather Seals, Screens, and Safety

Inspect weather-stripping for daylight gaps, torn screens, or cracked panes that could boost energy bills. Feel around frames for drafts. Confirm you receive a full key set—front, back, mailbox, gate—and that any smart locks are factory-reset so you can program fresh codes without the seller’s help.

8. Inspect Floors, Walls, and Ceilings for New Damage

With the big-ticket systems cleared, shift your gaze to the surfaces you’ll live with every day. Walk each room slowly, phone flashlight at a low angle, and trust your feet—­new squeaks or soft spots often signal trouble that wasn’t there during the initial inspection.

Look for Settlement Cracks, Stains, and Warping

Check corners and window headers for hairline cracks wider than a credit-card edge; minor settling is normal, but widening gaps can hint at foundation movement. Scan ceilings for yellow or brown rings—fresh moisture marks that point to roof or plumbing leaks. Drag the marble across hardwood or tile; if it rolls, subflooring may have shifted. Lift area rugs (sellers sometimes leave them “for your convenience”) and press on bathroom vinyl for sponginess that betrays hidden rot.

Why Fresh Paint Can Be a Red Flag

A pristine coat applied only in one patch is a clue, not a courtesy. Lightly tap the area; damp drywall sounds dull compared with the crisp thud of dry board. Compare sheen—eggshell versus matte differences reveal spot fixes. If you’re unsure, use a moisture meter; elevated readings mean the seller painted over, not solved, a water issue. Flag it for your agent before the final walk through before closing is declared complete.

9. Safety First: Smoke, CO Detectors, and Security Features

Fires and carbon-monoxide leaks turn dream homes into headlines. During the final walk through before closing, verify that every life-safety device is present, powered, and ready the moment you move in. A five-minute scan now beats racing to the hardware store on move-in night.

Required Devices by Code

Most municipalities follow NFPA 72 and IRC guidelines:

• Smoke detectors inside every bedroom, in the hall outside sleeping areas, and on each level—including basements and finished attics

• Carbon-monoxide alarms within 10 feet of sleeping rooms and near any fuel-burning appliance

• Fire extinguishers in kitchens or attached garages (Florida counties increasingly require them)

• Audible security alarms or smart cameras are optional but often negotiated; note their presence for insurance discounts

Testing Procedures in Minutes

1. Press and hold each test button until a loud, steady chirp sounds; replace batteries or units that give weak beeps.

2. Check manufacture dates stamped on the housing—replace smoke alarms older than 10 years and CO alarms older than 7.

3. Verify hard-wired units have fresh backup batteries and interconnected alarms trigger simultaneously.

4. Arm the security panel, open a door or window, and ensure sensors trip within the delay period.

10. Step Outside: Roofline, Siding, Decks, and Landscape

Don’t let the excitement of pristine interiors distract you from what’s happening beyond the threshold. A quick but systematic lap around the property during your final walk through before closing can reveal storm damage, drainage problems, or safety hazards that cost big money if missed.

Exterior Structure Walk-Around

• Start by backing up far enough to see the entire roofline. Look for missing or curling shingles, sagging gutters, and dark patches that could signal recent repairs or leaks.

• Trace the gutters down to the ground; make sure downspouts are attached, extensions slope away from the foundation, and fascia boards show no rot.

• Inspect siding or stucco for cracks, holes, or peeling paint. Run your hand along joints—soft spots hint at moisture intrusion.

• Walk the deck or porch, feeling for spongy boards and checking that railings resist a firm shake. Peek under the structure for rusted joist hangers or evidence of termites.

Irrigation, Drainage, and Outdoor Lighting

• Turn on each sprinkler zone from the control box; look for heads that don’t rise, uneven spray, or water pooling against the house.

• Verify positive grading: soil should slope away at least 6 inches over the first 10 feet. Standing water or moss suggests poor drainage.

• Flip every exterior light switch, including motion sensors, and use your outlet tester on outdoor GFCIs. Replace any burned-out bulbs now—if they still won’t light, note possible wiring issues.

11. Inspect Garage, Driveway, Gates, and Outbuildings

Garages, driveways, and backyard sheds sometimes escape the spotlight, yet repairs here can run thousands. During your final walk through before closing, slow down and treat these spaces like any other room—looking for safety, function, and signs the seller hurried the move-out.

Automatic Doors and Safety Reverse

• Use both the wall switch and each remote; the door should lift smoothly and seal tight on close.

• Test the photo-eye reverse: place a cardboard box under the door and hit “close.” It must auto-reverse before touching the box.

• Pull the manual release to be sure it disengages easily.

• Confirm all remotes are present and that keypad or smart-garage codes are factory-reset for your security.

• Check the service door to the house—deadbolt and fire-rated self-closing hinge should work without sticking.

Structural and Utility Checks for Sheds

Open every outbuilding and gate: roofs should be drip-free, floors solid, and locks operable. Flip interior lights, verify outlets with your tester, and note any exposed wiring or rodent droppings. Walk the driveway and walkways, flagging new cracks, heaved slabs, or drainage ruts that could become trip hazards or insurance headaches.

12. Confirm Personal Property and Inclusions

Before you celebrate, make sure everything you bargained for is still in the house—and nothing you didn’t buy is lingering in the closets. During the final walk through before closing, compare the purchase contract’s inclusion list to what’s physically present and photograph any discrepancies for your agent.

Window Treatments, TVs, and Smart Home Devices

Run through each room and tick off negotiated items:

• Blinds, shades, or draperies mounted to the frame

• Kitchen and laundry appliances, including the refrigerator if it was part of the deal

• Wall-mounted TVs and, importantly, the brackets that hold them

• Smart gadgets like the Nest thermostat, video doorbell, or hub; ensure they’re factory-reset and user accounts are removed

Ask for missing remotes, manuals, or charging cables on the spot.

What Should Already Be Gone

The seller should have fully vacated except for agreed inclusions. Flag and photograph if you find:

• Furniture, mattresses, or storage boxes

• Half-used paint cans, chemicals, or old lumber

• Attic or garage debris, garden tools, or lawn clippings

• Trash piled at the curb without pickup scheduled

Notify your agent immediately so removal costs or a hold-back can be negotiated before signing.

13. Document Issues and Decide on Your Next Move

Take five quiet minutes at the end of the walk-through to regroup with your agent, open your notes app, and make a clean list of every defect you tagged with blue tape. Snap wide-angle photos plus close-ups, then email or text the set to yourself so the metadata shows date and time—proof the problem existed before closing. This quick digital paper trail is what turns a “he-said, she-said” into an objective record the seller and lender can’t ignore. Keep emotions out of it; you’re simply comparing the home’s condition to the contract that both parties already signed.

Options: Fix, Credit, or Delay Closing

1. Same-day repair: Minor items—loose toilet seat, burned-out bulb—can often be handled before the closing appointment if the seller is still in town.

2. Seller credit: For issues that don’t affect safety but will cost money (e.g., missing window screen), your agent can negotiate a dollar credit applied on the settlement statement.

3. Escrow hold-back: When work requires a pro—say, a $1,200 deck repair—the title company withholds funds until receipts are provided.

4. Closing delay: If the furnace is dead or the roof is leaking, push the closing date rather than inherit a six-figure headache.

Can You Back Out After the Walk-Through?

In most Florida purchase agreements, you may cancel if the seller fails to deliver the property in the contractual condition and refuses to cure within the specified timeframe. Backing out is the nuclear option—talk to your real-estate attorney and lender first, because earnest-money disputes and rate-lock expirations can follow. More often, a structured credit or escrow lets both sides proceed and keeps your final walk through before closing from becoming a deal killer.

Seal the Deal With Confidence

A systematic final walk through before closing doesn’t add stress—it removes it. By following the 13 steps above you’ve confirmed every repair, tested each major system, and documented the home’s exact condition. If blue-tape tags were few and far between, head to the settlement table knowing the roof, furnace, faucets, and smart locks are ready for move-in day. If you uncovered surprises, you now have photos, receipts, and a clear plan—credit, escrow, or quick fix—to keep the deal on track and your wallet protected.

Central Florida’s market moves fast, but peace of mind shouldn’t lag behind. If you’d rather have a seasoned local pro handle the scheduling, testing, and negotiating, reach out to the team at Robert Michael & Co.. We walk buyers through homes every week, spot the red flags most people miss, and make sure you close with confidence instead of crossed fingers. Welcome home.