When to Perform a Final Walk Through Inspection
- Adam Garrett
- Aug 26, 2022
- 3 min read
Updated: Jun 27
There is typically not 1 "right time" for a walk-through unless repairs aren't completed until <48 hrs before closing.
Typically I recommend 24-48 hrs before closing for only minor revisions, while 5 days prior for major revisions from the home inspection or on new construction on an incomplete home.
With the timing of the walk-through, we are balancing the following: A. The closing date B. Your schedule
C. Your agent's schedule
(though I can pay an agent to fill in for me if needed, though I've had at least 1 complaint from buyers about even experienced agents for walk-throughs about things I know I would have done better about, i.e. not enough pictures of incomplete items & have a high opinion of my performance on a property for buyers compared to other experienced agents, even if they have more experience than me like that 1 complaint for a solid agent on pictures; also no agents I know at my company have access to all of the tools of that I have)
D. An inspector's schedule (if using an inspector for it) E. The timing & magnitude of repairs completed, if applicable
F. The liability of time between when the walk-through occurs and when the home is closed.
For instance, in a neighborhood of high crime, theft of appliances or copper is more likely to occur between a walk-through and closing, especially if there are easy points of entry and not sufficient precautions. In the Winter, frozen pipes can be an issue. I once walked into a home for a showing with a buyer where the house had >$100k worth of damage from burst pipes. You could hear the water flowing before we opened the door. The listing agent arrived and was mortified.
G. Your timeline for move-in
While I advise not moving in until the deed records (typically the next business day after closing) & having flexible work/moving plans in the event that the closing needs to get pushed back, I once encountered a scenario where a buyer was at the point of being evicted from her living space on closing day. A walk-through in a more advanced timeframe in a situation like that is warranted, even if frozen pipes & crime could be an issue as was the case in that scenario.
H. Seller/occupant move-out timing
If occupied or otherwise furnished/staged at time of contract ratification, it's generally best to do a walk through of an empty home, unless using a seller possession agreement. There will be items that wouldn't be visible without the removal of personal property from the home.
I. Weather
In extreme weather conditions (extremely low temperatures, extremely high temperatures [especially w/ extreme humidity], hurricanes, etc.), it's generally best to do a walk-through after the extremes prior to closing if possible.
Related:
J. Utilities (Cost & Liability)
If the seller is responsible for utilities at the time of the final walkthrough inspection, especially in cases where a tenant is moving out, where there wasn't much personal property blocking views of locations, & where no repairs were requested, buyers may want to consider (especially if no repairs are present) a final walk-through inspection closer to closing.
While it's customary for sellers in SE VA to keep utilities going until closing, it's typically not in the contract to do so, while utilities on for the walk through inspection is typically in there. For instance, a final walk-through inspection after 5 PM the day before closing will typically mean that a buyer is safer to start the utilities on the day of closing. A seller may not bother with activating utilities or reimbursing the tenant if their tenant moves out a week before closing unless they have a good reason to, so a walk-through inspection too early can negatively impact that.
If a buyer starts utilities before the day of closing, and the utilities are responsible for an issue on the home (i.e. fire from electrical or gas, leak from a burst pipe with water), a buyer may want to speak to an attorney. If they do start utilities before closing, it's best to have a document signed by seller and buyer laying out liability & insurance.
For a more in-depth analysis of walk-through timing, see my spreadsheet on the subject here.
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