ArtsAutosBooksBusinessEducationEntertainmentFamilyFashionFoodGamesGenderHealthHolidaysHomeHubPagesPersonal FinancePetsPoliticsReligionSportsTechnologyTravel

Home purchase: The Final Walk-through Inspection

Updated on December 14, 2012

The walk-through inspection

There may be different laws and ways of transferring real estate in various areas of the United States. One thing that does not change is the need for the buyer to do a final walk-through inspection right before the closing.

At some point before the closing, a home inspection should have been performed by a licensed or certified home inspector in your state. The home inspector has a checklist and checks the home for defects. This includes appliances, furnaces and air conditioning, roofs, electric, plumbing, sprinkler systems, pools, pumps, windows, etc. Unless waived by the buyer, these items are supposed to be working in the manner that they were intended to operate.

By the time of the final walk-through, any needed repairs that have been agreed upon should have been done and any other negotiations out of the way. The repairs may or may not be easily discernible by the buyer and agent, so do not forget to obtain your copy of the itemized bill. At the final walk-through, the buyer will check to ensure that the repairs are done, if possible, and check the home for other problems.

What are we looking at?

We usually run the water, flush the toilet, check the burners, turn on the disposal and all the other things that we, as laymen, are able to check to ensure continued performance. The new thing is that now the buyer can see the house in all its naked glory. Sometimes, that can be a disappointment. Furniture in a room can hide a lot of sins.


A Naked House is not Attractive

A possible scenario: The Seller has moved out the sofa and now there is a big stain on the carpet, etc. Unfortunately, there is little that the buyer can do because cosmetic defects are not usually guaranteed in the contract. Hopefully, you have not signed a contract unaware of what it contains, so you already know this.

Cosmetic Defects
pitted marcite; tears, worn spots, floor coverings,
wallpaper, windowstreatments; nail holes, scratches, dents, scrapes,
tile, fixtures, mirrors, ceiling, walls, flooring, tile, fixtures, mirrors;
ceiling, walls, flooring
scratches, dents, scrapes, chips
cracked roof tiles; curling or worn shingles; and minor cracks in floor
driveways, sidewalks, pool decks

Why Bother?

So, why bother with the walk-through? What if the Seller has taken the refrigerator that was included in the purchase, or replaced the sub-zero with one from the garage? What if some walls were damaged when they moved their furniture? While cosmetic defects are typically not included, any damage that occurs after the contract has been signed is. The Seller is expected to keep the property in the same condition from the date the contract was signed until the closing, except for normal wear and tear.

Unless otherwise negotiated, the seller must be moved out by the closing. The Florida Association of Realtors contract says that the Seller will “have removed all personal items and trash from the Property and swept the Property clean…”

As the buyer (before I became a licensed Realtor), I had an issue at the final walk-through. The sellers had moved out of town, but their grown sons had stayed behind. The night before the closing, they had a pizza and beer party and the place was in a pretty good mess at the walkthrough. Had we not done a walk-through, imagine the disappointment when we opened the door on our brand new home to find empty beer bottles everywhere and old pizza stinking up the place.


Let's Re-negotiate!

So what happens if there is a problem? The contract has been signed. Not all the problems are covered under the contract. What if the carpet just has to be replaced that you, the Buyer, thought would work for the next year? What recourse does the buyer have?

We go back to negotiation. Plenty of negotiating goes on at the closing table – and unfortunately for the parties involved, many deals have fallen apart there. We do not want the deal to fall apart, but we also need to address the problems before we close. When the closing is over, so is the negotiation. It is too late then.

In our case, we negotiated for an extra $400 for cleaning services. We could have asked for more. We were expecting to move into a place that was not ready for moving into and while it didn’t affect us, it could have cost extra for the truck or storage or overnight hotel stays.

We presume that the seller wants to sell, just like we want to buy. Depending on what the buyer sees at his own final walk-through, he can ask to renegotiate for carpet, wall repair or a new refrigerator. However, it doesn’t mean he will get it. The buyer then has to weigh all his options and decide whether to move forward with the closing. By conducting a walk-through, the buyer stays in control of his purchase and has no regrets.


    0 of 8192 characters used
    Post Comment

    • Connie Smith profile imageAUTHOR

      Connie Smith 

      4 years ago from Tampa Bay, Florida

      Thanks, Lisa Marie!

    • LisaMarie724 profile image

      Lisa Stover 

      4 years ago from Pittsburgh PA

      Great information, I'm bookmarking this.

    • Connie Smith profile imageAUTHOR

      Connie Smith 

      6 years ago from Tampa Bay, Florida

      Thank you, Prasetio!

    • prasetio30 profile image


      6 years ago from malang-indonesia

      Very inspiring hub. My friend, you came up with solutions. Thanks for writing and share with us. Good job and rated up!

    • Connie Smith profile imageAUTHOR

      Connie Smith 

      6 years ago from Tampa Bay, Florida

      Thanks, Donna. This is the second real estate question I've answered from you. Keep them coming! I like to write real estate articles. Thanks for stopping by.

    • DonnaCosmato profile image

      Donna Cosmato 

      6 years ago from USA

      Nice hub and great answer to my question, Connie! I hope you continue to do well on Hubpages and enjoy the friendship and community that is such a big part of the experience here. Voted up and shared.


    This website uses cookies

    As a user in the EEA, your approval is needed on a few things. To provide a better website experience, uses cookies (and other similar technologies) and may collect, process, and share personal data. Please choose which areas of our service you consent to our doing so.

    For more information on managing or withdrawing consents and how we handle data, visit our Privacy Policy at:

    Show Details
    HubPages Device IDThis is used to identify particular browsers or devices when the access the service, and is used for security reasons.
    LoginThis is necessary to sign in to the HubPages Service.
    Google RecaptchaThis is used to prevent bots and spam. (Privacy Policy)
    AkismetThis is used to detect comment spam. (Privacy Policy)
    HubPages Google AnalyticsThis is used to provide data on traffic to our website, all personally identifyable data is anonymized. (Privacy Policy)
    HubPages Traffic PixelThis is used to collect data on traffic to articles and other pages on our site. Unless you are signed in to a HubPages account, all personally identifiable information is anonymized.
    Amazon Web ServicesThis is a cloud services platform that we used to host our service. (Privacy Policy)
    CloudflareThis is a cloud CDN service that we use to efficiently deliver files required for our service to operate such as javascript, cascading style sheets, images, and videos. (Privacy Policy)
    Google Hosted LibrariesJavascript software libraries such as jQuery are loaded at endpoints on the or domains, for performance and efficiency reasons. (Privacy Policy)
    Google Custom SearchThis is feature allows you to search the site. (Privacy Policy)
    Google MapsSome articles have Google Maps embedded in them. (Privacy Policy)
    Google ChartsThis is used to display charts and graphs on articles and the author center. (Privacy Policy)
    Google AdSense Host APIThis service allows you to sign up for or associate a Google AdSense account with HubPages, so that you can earn money from ads on your articles. No data is shared unless you engage with this feature. (Privacy Policy)
    Google YouTubeSome articles have YouTube videos embedded in them. (Privacy Policy)
    VimeoSome articles have Vimeo videos embedded in them. (Privacy Policy)
    PaypalThis is used for a registered author who enrolls in the HubPages Earnings program and requests to be paid via PayPal. No data is shared with Paypal unless you engage with this feature. (Privacy Policy)
    Facebook LoginYou can use this to streamline signing up for, or signing in to your Hubpages account. No data is shared with Facebook unless you engage with this feature. (Privacy Policy)
    MavenThis supports the Maven widget and search functionality. (Privacy Policy)
    Google AdSenseThis is an ad network. (Privacy Policy)
    Google DoubleClickGoogle provides ad serving technology and runs an ad network. (Privacy Policy)
    Index ExchangeThis is an ad network. (Privacy Policy)
    SovrnThis is an ad network. (Privacy Policy)
    Facebook AdsThis is an ad network. (Privacy Policy)
    Amazon Unified Ad MarketplaceThis is an ad network. (Privacy Policy)
    AppNexusThis is an ad network. (Privacy Policy)
    OpenxThis is an ad network. (Privacy Policy)
    Rubicon ProjectThis is an ad network. (Privacy Policy)
    TripleLiftThis is an ad network. (Privacy Policy)
    Say MediaWe partner with Say Media to deliver ad campaigns on our sites. (Privacy Policy)
    Remarketing PixelsWe may use remarketing pixels from advertising networks such as Google AdWords, Bing Ads, and Facebook in order to advertise the HubPages Service to people that have visited our sites.
    Conversion Tracking PixelsWe may use conversion tracking pixels from advertising networks such as Google AdWords, Bing Ads, and Facebook in order to identify when an advertisement has successfully resulted in the desired action, such as signing up for the HubPages Service or publishing an article on the HubPages Service.
    Author Google AnalyticsThis is used to provide traffic data and reports to the authors of articles on the HubPages Service. (Privacy Policy)
    ComscoreComScore is a media measurement and analytics company providing marketing data and analytics to enterprises, media and advertising agencies, and publishers. Non-consent will result in ComScore only processing obfuscated personal data. (Privacy Policy)
    Amazon Tracking PixelSome articles display amazon products as part of the Amazon Affiliate program, this pixel provides traffic statistics for those products (Privacy Policy)