Overview
The final walkthrough happens anywhere from the day of closing to about a week before, and typically takes an hour to two hours. It's your last chance to confirm the condo is in the same condition as when you made your offer or completed your inspection, and that any agreed-upon repairs were actually completed. If you find a problem, document it immediately with photos and video, notify all parties, and negotiate a credit, seller-funded repair, or a short closing delay rather than proceeding silently.
What Is a Final Walkthrough?
A final walkthrough is different from the inspection you may have already done on the condo. It's a last check, conducted close to closing, to confirm the unit is in the same condition it was in when you made your offer or completed the inspection, and that any repairs the seller agreed to complete were actually finished.
Who Attends the Walkthrough?
Typically it's you, your agent, and the listing agent. You can invite others, but as the buyer, make sure you personally attend rather than relying solely on your agent's assessment.
What to Inspect at the Walkthrough
Inspect the entire condo: check for any damage or defects that weren't present at the time of inspection. Look under sinks, open cabinets in bathrooms and laundry rooms, run all faucets including the water heater, and check light fixtures.
Check fixtures: flip every light switch to confirm interior and exterior fixtures still work.
Check appliances: test the dishwasher, oven, stove, washer, dryer, and garbage disposal to confirm everything works as it should.
Inspect the cooling system: confirm the HVAC system is installed and running properly, especially important in Miami's climate.
Confirm agreed repairs: if the seller agreed to complete specific repairs after inspection, verify each one was actually done and done correctly.
What to Do If You Find an Issue
Document the issue immediately with photos and video, and make it known to all parties, your agent, the listing agent, and the seller, right away. Ask for an extension of the closing date if you need time for a professional to inspect the issue and provide a repair estimate.
From there, you generally have a few options: negotiate for the seller to complete repairs before closing, negotiate a credit at closing equal to the estimated repair cost, or handle the repair yourself after closing if that's more practical. If the issue is minor, or if you already acknowledged it and agreed to move forward earlier in the transaction, you should generally expect to handle it yourself.
What If the Seller Won't Address the Issue?
The seller is generally expected to deliver the property in the same condition it was in at inspection or when you made your offer. If a seller refuses to address a legitimate issue found at the walkthrough, consult a real estate attorney to understand your options before closing.
