Janet MatchinskyThe final walk-through is your opportunity to compare the property's current condition with the purchase agreement and verify agreed work before closing. Bring the signed documents, repair terms and a specific checklist. I recommend treating it as a focused verification visit, with time to report a problem, rather than a quick stop to picture your furniture.
If your closing is approaching, contact me about the walk-through schedule. The visit should be coordinated with the seller's move and the possession terms in your agreement.
Prepare from the agreement, not from memory
Read the purchase agreement and amendments before making the checklist. Identify included appliances, fixtures and personal property, agreed repairs, cleaning obligations and the possession arrangement. Compare the final signed terms with your recollection of the negotiations. A request made during inspection is not necessarily a repair the seller agreed to perform.
For each promised repair, record the exact description and the evidence you expect to review. If the agreement specifies a contractor, receipt or permit, put that requirement beside the item. Ask for documents before the visit when possible so you can focus on the completed work at the property.
The CFPB's closing guidance recommends a final walk-through to check agreed repairs and included items. Use it alongside your actual contract. The guidance is a planning aid; it does not supply terms omitted from the agreement.
Begin with what changed since your last visit
Walk through the home systematically. Look at the rooms, basement, garage and accessible exterior areas you previously saw. Note new damage, signs of water entry, missing components or conditions exposed after furniture was removed. Photograph concerns with permission and describe their location precisely.
Do not mistake every newly visible cosmetic mark for a contract violation. Compare it with the agreed condition and ask for clarification. Your task is to document facts and identify the relevant term, not to decide the legal consequence of each mark while standing in the room.
Minnesota's disclosure amendment statute requires written notice before closing when a seller learns that the required disclosure was inaccurate. If you receive updated information, read it with the inspection findings and purchase terms. A new disclosure and a completed repair are separate items to evaluate.
Verify the repair itself and its paperwork
Locate each repair on the checklist and compare the visible result with the agreed scope. Review the invoice or report for the correct property and work description. If the repair involves a concealed or specialized system, consider whether the appropriate professional needs to verify it rather than relying on appearance alone.
A receipt showing materials were purchased does not necessarily establish that the agreed installation is complete. Likewise, a contractor's presence at the home does not establish the final status. Ask for the actual completion documentation described in your agreement.
Our home inspection guide explains the role of specialist follow-up. The walk-through should not replace inspections you needed earlier. It can, however, identify whether an agreed condition has been met and whether a new concern needs prompt attention.
| Check | What to compare | What to record if unresolved |
|---|---|---|
| Agreed repairs | Signed repair language and completed work | Exact item, location and missing evidence |
| Included appliances | Contract list and property contents | Missing, substituted or apparently damaged item |
| Utilities | Arranged service and safe operation | Unavailable service or inability to verify |
| Move-out condition | Possession and removal terms | Items remaining and areas inaccessible |
| Keys and access | Agreed handoff plan | Missing remote, key or required instruction |
Confirm included equipment without improvising tests
Check that the included appliances and equipment are present. Where appropriate, have ordinary operation demonstrated with the owner's permission. Do not operate unfamiliar fuel-burning equipment, change system settings or restart a winterized water system yourself to complete a checklist.
If utilities are disconnected, record what you could not verify and contact your agent immediately. A dark house or inactive water supply can limit the visit. The next step should be coordinated with the seller and relevant professionals, not an attempt to restore service without authorization.
For private wells, septic systems or specialized heating equipment, use the prior inspection reports and agreed work as your reference. The final visit does not generate a new water-quality report or certify a system's performance simply because a faucet runs.
Look at areas emptied during the move
A cleared basement or garage can reveal surfaces that were previously blocked. Compare them with available inspection photographs. Check for belongings or debris that the seller agreed to remove, including items in accessible sheds and other structures included in the transaction.
Pay attention to damage caused during moving. Note the condition of doorways, stair rails and floors along the route used for large items. Keep the description neutral: identify what is visible and when you observed it. That makes the issue easier to discuss without overstating what you know about its cause.
For a lake home, compare the dock, lift or other included equipment with the written inventory. If it is stored off site, establish how delivery or possession will be verified. Do not assume a seasonal item is missing just because it is not in its summer location.
If a problem appears, pause the assumptions
Tell your agent promptly and provide the checklist entry and photographs. Review the purchase agreement with the appropriate professionals before deciding how the issue affects closing. A repair, written agreement, change in timing or other resolution may be discussed, but none should be presumed automatic.
Avoid accepting an informal promise that someone will handle it later. If the parties agree to a solution, document the work, responsibility, timing and verification. Any lender or settlement requirements must also be considered before treating a credit or holdback as available.
The Minnesota Department of Commerce's real estate information explains agency and disclosure responsibilities. Your agent can coordinate the transaction discussion, while a lawyer may be needed to interpret a disputed contractual right. Bring the actual documents into that conversation.
Keep keys, possession and closing distinct
Confirm when you are entitled to possession and how access will be delivered. Signing documents, funding and moving into the property should follow the arrangements established for your transaction. Do not schedule a mover on the assumption that possession occurs at a time the parties have not agreed upon.
Use our closing cost guide for the financial preparation, but keep the walk-through list separate from the settlement figures. Both deserve a final review. Save the completed checklist and any resolution documents with your closing file.
I can help coordinate the visit as part of your home purchase, so you have a clear record of what was checked, what remains unresolved and what the parties agreed to do before the handoff.
Selling instead? Read How to Prepare for the Buyer's Final Walk-Through.