Successful Final Walkthrough Checklist: Don’t Skip These Critical Items

The Most Important Walk You'll Ever Take

You’ve done it! The offer was accepted, the inspection is complete, the loan is approved, and the movers are packing up your life. You’re on the doorstep of closing on your new home in Vancouver, Clark County, or Portland. This feeling of anticipation is wonderful, but wait—there's one crucial, final step remaining: the final walkthrough.

I can’t stress this enough: the final walkthrough is not a formality; it is the most critical walk you will take as a future homeowner. It’s your last opportunity to verify that the property is in the condition you agreed to buy it in, and that the sellers have kept their promises. Skipping this, or rushing through it, is the number one way to invite an expensive, post-closing surprise.

As a REALTOR® with five years spent in construction and property restoration before moving into real estate, I bring a trained, analytical eye to this process. For my clients—especially those relocating who need everything to go smoothly—we’re not just checking boxes on a generic list. We are inspecting value and confirming remediation. This balance of strategy and heart ensures your move is not just fun and exciting, but truly organized and confident.

This comprehensive, step-by-step checklist is designed to help you approach your final walkthrough with the same meticulous strategy I use, ensuring a smooth transition and no surprises at the closing table.

What is the Final Walkthrough and Why is it Essential?

The final walkthrough is an organized, formal inspection that typically happens 24 to 48 hours before closing. At this point, the sellers should have fully vacated the property, allowing us to inspect the space completely clear of their furniture and belongings but this is not always the case. In Washington the seller have possession of the home till 9pm on closing day and 5pm in Oregon.

The Purpose: A Contract Check

The primary goal of the walkthrough is to confirm three specific conditions outlined in your Purchase and Sale Agreement:

1. Condition Verification: That the property is in the same condition as it was on the date you signed the agreement. Note: Normal wear and tear from moving is usually acceptable.

2. Repair Confirmation: That all agreed-upon repairs (typically negotiated after the home inspection) have been completed correctly, professionally, and by licensed contractors where required. We have a separate walk thru for that in Oregon and Washington. We don’t have to hire professional cleaners, but it does need to be broom swept, and generally cleaned.

3. Inclusions Check: That all specific items listed in the contract—appliances, fixtures, window coverings, etc.—are present and functioning.

The Crucial Window

This process is critical because of a simple legal reality: once you close, the responsibility for almost all defects and issues becomes yours. The final walkthrough is your last, most powerful chance to require the seller to remedy an issue without resorting to potentially long and costly legal processes later.

Cas's Insight: Beyond the Receipt

Here’s where my construction background gives us an edge. When we examine a house, especially one where repairs were needed, we look past the cosmetic fixes and the repair receipt. If a leaky pipe was repaired, we check for proper resealing and that the area has fully dried. If drywall was replaced due to water damage, we check for quality of installation and paint matching. We look for signs of a rushed or shoddy job, ensuring the "restoration" truly adds value and longevity, rather than just masking the problem. For my clients, we always look to ensure repairs, particularly those related to water, electrical, or structural issues, were done right, not just done.

The Infrastructure & Utilities Check

This is the most critical section. We test the major, costly systems that keep the house functioning. Bring your home inspection report with you so we can specifically re-test any items noted as marginal or repaired.

A. Plumbing and Water Systems

Water systems are the lifeblood of a home, and failure here leads to costly damage.

• 1. Flush and Run: We will flush every toilet in the house to ensure proper flushing action and that the tank refills correctly and silently.

• 2. Water Pressure and Leaks: Turn on every faucet (sinks, tubs, showers) in the hot and cold positions. We check for adequate water pressure and let the hot water run for a minute to ensure the water heater is still operating. Importantly, look under all sinks immediately for new leaks or drips.

• 3. Sump Pump (A Clark County Special): If the home has a sump pump (common in areas with seasonal water tables like parts of Clark County), we must check that it is plugged in and operating. If possible, test it by pouring a bucket of water into the basin.

• 4. Drains: Ensure water drains properly and quickly in all sinks, tubs, and showers. Slow drainage can signal a clog that wasn't there during the initial inspection.

B. Electrical Systems

We need to ensure all power delivery systems are operational and safe.

• 5. Outlets and Switches: Flip every light switch and confirm the connected fixture works. I always recommend clients bring a simple device, like a phone charger or a small nightlight, to test a few outlets in every room.

• 6. GFCI/AFCI Safety: Locate and test Ground Fault Circuit Interrupter (GFCI) outlets (found in kitchens, bathrooms, garages, and basements) and Arc Fault Circuit Interrupter (AFCI) breakers (typically protecting bedrooms and living areas). Press the "Test" button—the circuit should trip immediately. Pressing "Reset" should restore power. This is a critical safety check.

• 7. Panel and Service: Briefly check the electrical panel to ensure no breakers are tripped, labeled clearly, or appear loose.

C. Heating, Ventilation, and Air Conditioning (HVAC)

Regardless of the time of year, we must verify both heating and cooling functions.

• 8. Heat and Cool: Run the heating system and the cooling system (even if it's 35 degrees outside!). Cooling systems should not be run below 60 degrees outside. It invalidates warranty and can be harmful for the system. Run each mode for several minutes to confirm air flows out of the vents and the furnace/AC unit kicks on and maintains the temperature setting. 

• 9. Thermostat: Test the thermostat controls and settings, ensuring it communicates properly with the main unit.

• 10. Air Vents: Check all supply and return vents to ensure air is flowing out correctly and listen for any unusual, new noises coming from the system or ductwork.

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Appliance and Inclusion Verification

If it was agreed upon, it needs to be there, and it needs to work. This section is often overlooked but can lead to immediate unexpected expenses if an appliance is missing or broken.

• 11. Agreed-Upon Inclusions: This is strictly dictated by the contract. Confirm that every item specifically included is present: washer, dryer, refrigerator, mounted television, light fixtures, specific curtains, etc. If the seller promised to leave the custom garage shelving, verify it is still there.

• 12. Appliance Function: We need to do more than just look at them. Run the dishwasher for a short cycle, turn on a couple of oven elements and burners, and ensure the microwave heats a cup of water. The refrigerator and freezer should be cold and operating at their proper temperatures.

• 13. Garage Door: Test both the wall switch and all provided garage door openers. Ensure the seller left all remote controls and entry codes. Always check the safety reverse feature by placing a small object in the path of the door to ensure it stops and reverses upon contact.

• 14. Safety and Security: Test the smoke and carbon monoxide detectors by holding the test button until they sound. Verify the functioning of any security systems if they are included in the sale.

The Structural and Aesthetic Deep Dive

This is where my five years in property restoration truly shines, and it’s why my clients trust me for relocation planning. We scrutinize the home's shell, focusing on critical areas and verifying all work performed.

A. Construction & Repair Verification

This step requires documentation and visual confirmation.

• 15. Review Repair Receipts: Before the walk, I will demand and review all invoices, receipts, and warranties for every negotiated repair (e.g., new roof section, foundation patch, water heater replacement). We confirm the scope of the work matches what was agreed upon in the inspection response addendum.

• 16. Visible Repairs: We will visually inspect the exact location of the completed repairs. Were the patched drywall sections painted to match the rest of the wall? Is the new carpet laid correctly and secured at the seams? We are looking for evidence of shortcuts or poor craftsmanship that suggests the seller just did the bare minimum to get to the closing table.

B. Doors, Windows, and Moving Parts

• 17. Operational Ease: Open and close every single window and door (interior and exterior). They should operate smoothly, without sticking or binding. Crucially, ensure they lock securely. Pay extra attention to large, heavy sliding doors.

• 18. Screens and Glass: Ensure all window screens are present, undamaged, and correctly fitted. Scan all windows for any new cracks or chips in the glass that may have occurred during the seller’s move-out.

C. Floors, Walls, and Ceilings

• 19. Damage Check: Walk through the home and scan walls and ceilings for any new cracks, significant dings, scuff marks, or holes left behind by the seller’s moving crew or poorly removed mounted items. This is a common and avoidable point of dispute.

• 20. Floor Condition: Look for new scratches or gauges on hardwood or engineered floors and any new tears, burns, or significant stains in carpets or vinyl.

• 21. Water Intrusion & Dampness: We meticulously check areas prone to moisture, even if they weren't explicitly repaired. This includes basements, crawl spaces, and areas beneath windows or near plumbing access points. Look for any new dampness, new staining, or musty smells. A musty odor, in particular, can be the first sign of an active or recent water issue in a sealed area. We ensure the ground grading around the foundation directs water away from the home.

Exterior and Final Property Verification

The property line extends beyond the four walls. The outside condition matters for your move-in readiness.

• 22. Garage and Storage: Ensure the seller has removed all their personal belongings and left only the agreed-upon storage items (e.g., permanent shelving, workbenches secured to the wall).

• 23. Debris and Trash: Confirm the sellers have removed all garbage, junk, and debris from the property. This includes items in the yard, sheds, and garage. The sellers should not leave you with the task and expense of junk removal.

• 24. Exterior Cleanliness: Check patios, decks, and walkways for any new damage or heavy grease/oil stains from the move-out.

• 25. Keys and Codes: Verify that the seller has left all house keys, mailbox keys, community gate keys, garage codes, and remote controls. Have them clearly labeled and accessible to prevent you from immediately having to call a locksmith.

What to Do If You Find an Issue

Finding an issue—even a major one—during the final walkthrough is not a reason to panic, but it is a reason to immediately pause the closing process.

If you identify a problem that violates the terms of the contract (e.g., a major appliance is missing, a required repair wasn't done, or the seller caused damage during the move):

1. Immediate Notification: Immediately notify your agent (Realtor Cas!). Do not contact the seller directly. I will immediately notify the listing agent of anything we see during our final walk.

2. Document and Strategize: We will thoroughly document the issue with photos and detailed notes. We will then contact the listing agent to negotiate a fast and fair resolution.

3. Resolution Options: A common resolution usually involves one of three options:

   • The seller is given a short window (a few hours) to fix the issue before closing.

   • An equivalent amount of money is held in escrow (a holdback) until the issue is fixed after closing. This is often preferred for minor, quick fixes.

   • A concession is made, and a credit is given to you at closing for the estimated cost of the repair.

The Golden Rule: Do not close until the issue is satisfactorily resolved and documented to protect your investment.

Closing with Confidence

Relocating your family or planning for retirement should be an exciting and stress-free process, not a gamble. The final walkthrough is the last, most crucial layer of protection in your home-buying strategy.

By combining my sharp eye for construction value and my commitment to transparent communication with this detailed checklist, we ensure the house you contracted to buy is, in fact, the move-in-ready home you receive. My focus is on helping you find the right home, on the right timeline, with no surprises.

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Cassandra Marks (Realtor Cas)
REALTOR® · REAL Broker · Licensed in WA & OR
⭐ 5.0 Rating | 47 Google Reviews | 109 Homes Sold | $58.8M in Sales

Written by Cassandra Marks, known as Realtor Cas, is a top-rated real estate agent helping families and retirees relocate to Vancouver, WA, and Portland, OR. With over a decade of industry experience and a reputation for tough-but-kind negotiation, she makes moving organized, confident, and even fun.

📞 Contact Cassandra