Categories
General BuyersOn a final walkthrough, check three things: that every agreed repair was completed, with receipts; that the home is in the same condition as when your offer was accepted; and that everything the contract includes is still there. In California, the standard contract sets this verification 5 days before closing by default.
Most first-time buyers treat the final walkthrough like a victory lap. The loan is approved, the boxes are packed, and the walkthrough feels like a formality before keys. That is exactly why it gets rushed.
It is not a second inspection. You are not looking for new problems in the roof or the sewer line. You are checking whether the seller kept three specific promises. Here are the questions buyers ask about it, then the checklist itself.
What is the walkthrough actually for?
Under the standard California purchase agreement, the seller has three obligations that come due near the end:
- Repairs: Any repairs the seller agreed to must be finished at least 5 days before close of escrow, with copies of receipts and a written statement of the work done delivered to you before the walkthrough.
- Condition: The home must be in the same condition it was in when your offer was accepted, plus the agreed repairs.
- Contents: The seller removes debris and personal property, and leaves everything the contract includes.
The walkthrough is how you confirm all three before your money moves.
Is it a contingency?
No. It is a right to verify, not a new chance to renegotiate the deal or walk away because you changed your mind. What it does is give you a window to catch a broken promise while the seller still has a reason to fix it, instead of after closing, when your options get slower and more expensive.
The checklist
Before you go
- The seller's repair receipts and written statement of completed work
- Your signed repair agreement, so you know exactly what was promised
- Your inspection report, for the items tied to those repairs
- The list of items your contract includes
- A phone charger to test outlets, and your phone for dated photos and video
The repairs
- Look at every agreed repair in person, not just the receipt for it
- Match each receipt to an item on your repair agreement
- Run anything that was repaired: the faucet, the water heater, the outlet, the garage door
The condition
- Walls, floors, and door frames along the path furniture took out of the house
- Spots where large furniture or rugs used to sit
- Every faucet and toilet, and look under sinks for fresh leaks
- Heating and air conditioning, all the appliances that stay, and every light switch
- Windows and doors open, close, and lock
- Yard and exterior: no new damage, and no debris left behind
The contents
- Everything the contract lists as included is still in place
- Garage door remotes, keys, mailbox keys, and any gate or alarm codes
- The seller's personal belongings and trash are gone
Pro Tip: Schedule the walkthrough after the seller's belongings are out whenever you can. Furniture and rugs hide exactly the kind of damage a move-out creates, and a seller who has lived in a home for years may not know what is under the couch. Take dated photos and video of every room while you are there. If anything turns into a disagreement, that record matters.
What happens if something is wrong?
| What you find | Common ways it gets resolved |
|---|---|
| An agreed repair was not done | The seller completes it before closing, or the parties agree in writing on a credit or a short delay |
| New damage from the move-out | The seller repairs it, or the parties agree on a credit |
| An included item is missing | The item is returned, or the parties agree on a credit |
| The seller's belongings or trash left behind | Removal before closing |
Any credit has to go through your lender, and it will show up on a corrected Closing Disclosure. A change like that usually does not restart the three-day review period on its own. The changes that do restart it are an APR change beyond tolerance, a change in loan product, or an added prepayment penalty. Your agent and escrow officer handle the paperwork. Your job is to find the problem and document it.
Can someone else do it for me?
Yes. Military buyers on PCS orders, and veterans still at a losing duty station, often cannot be there. Your agent can walk the home with you on video, or a professional inspector can do the verification for you. California's form VP can record the results either way.
What if the seller is staying after closing?
Do the walkthrough before closing anyway. California's guidance is clear that the verification should happen before close of escrow even when the seller will remain in the home, so any problems get negotiated while the seller still has a reason to fix them. How a seller's stay after closing works is covered on the blog.
Ask the Listing Agent This
Two questions, word for word, a few days before the walkthrough:
- "Can you send the seller's repair receipts and written statement of completed work before we schedule the walkthrough?"
- "What day are the utilities being transferred, and will they still be on during our walkthrough?"
Whether you are a first-time buyer, a veteran using a VA loan, or a military family closing from out of state, reach out and I will walk you through what to check before you sign. You can also call me at (619) 485-8293.
Frequently Asked Questions
When does the final walkthrough happen?
The standard California purchase agreement sets it 5 days before close of escrow by default, though the parties can agree to a different number of days. Many buyers schedule it closer to closing so the home is as close to move-in condition as possible.
Can I skip the final walkthrough?
You can, but you give up your last chance to confirm the seller kept their promises before your money moves. It usually takes less than an hour.
Can I back out after the final walkthrough?
The walkthrough is not a contingency, so it is not a general exit. If the seller did not meet a significant obligation under the contract, talk with your agent right away, and with a real estate attorney if the problem is serious.
Should my home inspector come to the walkthrough?
It is optional. A professional can do the verification for you, which helps when repairs were technical or you cannot be there in person.
This content is for informational purposes only and is not legal advice. Contract terms vary, and timeframes can be changed by agreement. Review your specific purchase agreement with your agent, and consult a real estate attorney about any contract dispute. All real estate services comply with NAR, HUD, and California DRE regulations.
