As long as the final walk-through goes all right.
OK, take a breath—there’s no need to panic. The vast majority of walk-throughs reveal no problems at all, and even if they do, most issues are easily fixed. Still, it can be an awkward, stressful process that can make you want to reach for the Xanax, especially for first-time buyers. Learn what to look for on your last trip through the house before the sellers hand over the keys. Your new keys!
Create a checklist
Before your walk-through, I provide the buyers with a comprehensive checklist covering all areas of the home. We want to verify that the items that you asked to be repaired are completed, properly. We will look at your notes from previous walk-throughs and the inspection report to determine what areas of the house you should double-check.
"I provide my clients with a walkthough checklist to elivate the stress of the final walkthough! It helps us ensure that everything is in working order and nothing has changed since the last time we were here." - Nicole Elizabeth Yaeger, Realtor®, Ann Arbor, MI
Other things to add to your inspection list include ensuring that all appliances work—make sure to turn them on while you’re in the house—as well as the bathroom plumbing. Check the windows, doors, and all outlets and lights. If anything is amiss, bring it up with the sellers as soon as possible and negotiate a fee the sellers can give you by personal check to cover the costs of fixing it yourself. It’s your last chance. Make it count.
Ensure required repairs were completed
Most sellers are good, ethical people, but you never know if you’re dealing with a sneak (or at least a transitory case of seller amnesia, whose symptoms include the oft-heard line, “Oh, I meant to get to that”) until the final walk-through. After all, the selling process can be hypercomplicated—leaving required repairs unfinished because priorities have been focused elsewhere.
“Sometimes a seller will have indicated that a repair previously negotiated during the due diligence period was completed, but the buyer finds out during the walk-through that it has not,” says Nicole
This is why we always REQUIRE copies of paid invoices at least one week prior to close for all repairs. If it’s a simple repair—such as patching up drywall or replacing a faucet—I always ask them to send you a photo or videos of the completed work before the walk-through, “so there are no surprises.”
And while civility is key, this is not the time for preternatural politeness. If you do find something wrong that they’d vowed to address, it’s worth the awkwardness of bringing it up face to face and demanding compensation—after all, a promise is a promise. Right?
Did an enormous Persian area rug cover the living room floor before? Was the couch pushed flush against the wall? Take a careful look at the hardwood below for any water damage or rot. This goes double if you’re buying a home with a basement once filled with boxes or clutter. Basements are ground zero for mold, water damage, and other structural issues, and it’s easy for sellers to hide (or miss) problems behind a layer of clutter.
Look for missing items—or secret swaps
Make sure all appliances and fixtures you’d liked during earlier visits are still present—or haven’t undergone a subpar substitution.
“If we saw the house listed with a beautfiful chandelier and it was not excluded from the sale and now there is an empty socket, that’s not going to fly,” says Nicole. Basically anything connected to the home by screws or pipes should stay—or if the sellers intended to keep something other than their furniture and belongings, it should be specified in the contract. Swapping out the bronze cabinet pulls for mediocre chrome replacements isn’t okay, either, and you have every right to demand them reinstated before the home changes hands.
Don’t panic over a little dirt
You might be expecting a picture-perfect, Architectural Digest–ready home, with polished hardwood floors and shining countertops—but few real estate contracts mandate those expectations, instead asking for the place to be “broom clean.” Which does not mean “scrubbed within an inch of its life.”
Usually that’s your job, unfortunately.
“Everyone has a different definition of broom clean, and if the place is a little dirty it’s not the end of the world,” says Nicole Elizabeth. Try not to stress over minor problems such as scratches in the hardwood or marks on the walls, normal wear and tear is normal. We want to make sure the sellers didnt bust a hole in the wall moving their couch out or that there isn't a hidden bleach stain on the carpet under the bed. These are things we need addressed before you sign on the dotted line.
Speaking of: With your final walk-through completed and closing paperwork signed, you’ve got only one step left: moving in to your new home. Really.