What Should Buyers Do at the Final Walkthrough?

What the Final Walkthrough Is — and Isn’t

Many Florida buyers misunderstand the purpose of the final walkthrough. It is not a second chance to renegotiate price or request new repairs based on items you already knew about. It is a contractual confirmation that the property is being delivered in the condition the contract requires. That distinction matters enormously when you arrive and find something unexpected.

When to Schedule Your Florida Final Walkthrough

Schedule the walkthrough as close to closing as possible — ideally the morning of closing or the evening before. Too early and you risk the sellers moving out and damaging something on the way. The FAR/BAR AS IS contract gives buyers the right to a pre-closing walkthrough; your agent should confirm the time with the listing agent at least 48 hours in advance. Sellers are not required to vacate during the walkthrough, but the home should be accessible.

The Florida Final Walkthrough Checklist

1. Confirm Negotiated Repairs Were Completed

Bring your inspection report and the written repair agreement to the walkthrough. For each item the seller agreed to repair, verify it was completed. Look for evidence of work: permits pulled and closed, contractor receipts, and visible repairs. Don’t just take the seller‘s word that something was fixed — test it. Turn on the AC, run the faucets, flush every toilet, open every door and window that was noted as sticking.

2. Test All Included Appliances

Run the dishwasher through a cycle, test all burners on the range, check the refrigerator temperature, run the garbage disposal, and verify the washer and dryer (if included) power on. If an appliance was working at inspection and is broken at walkthrough, that is a new issue the seller should remedy before closing.

3. Check for New Damage During Move-Out

Moving causes damage. Look carefully at doorframes, hardwood floors, tile, walls, and ceilings for new scrapes, gouges, or cracks that weren’t there at inspection. Pay particular attention to walls where large furniture was positioned and to flooring at doorways where heavy items are moved.

4. Verify All Inclusions Are Present

Your contract lists inclusions — fixtures, window treatments, mirrors, built-in shelving, garage door openers, remote controls, and any personal property the sellers agreed to leave. Walk through every room and confirm these items are still in the home. It is not unusual for sellers to accidentally take something that was supposed to stay, like a chandelier they replaced with a less expensive fixture before closing.

5. Check Utilities Are Still On

Test every light switch, HVAC system, water heater, and outdoor hose bib. Sellers should keep utilities active until closing. A home that has had the AC off for days in a Florida summer can have moisture problems develop quickly — confirm the system is operational.

6. Inspect the Pool and Outdoor Areas

If the home has a pool, run the pump, check the timer, and verify pool equipment operates. Look at the pool deck for new cracking. Check the irrigation system, inspect the fence gates, and look at the roof from the yard for any visible storm damage that may have occurred after your inspection.

7. Confirm the Home Is Clean and Personal Property Is Out

Florida contracts typically require the home to be delivered broom-clean — free of the sellers’ personal property and in substantially the same condition as when the contract was signed. If the sellers have left significant debris or items, your agent can request removal before closing or a credit at the closing table.

What to Do If You Find a Problem at the Walkthrough

Do not panic — but do document everything. Photograph any issues and notify your agent immediately. Your options depend on the severity:

• Minor issues (minor cleaning, small items left behind): Your agent negotiates a closing credit, typically $100–$500, handled by a closing amendment
• Repairs not completed as agreed: Your agent contacts the listing agent to verify completion and may delay closing until confirmed or to allow a credit
• Significant new damage: You may have grounds to delay closing, request a repair escrow holdback, or in extreme cases invoke your contract rights — consult your attorney

The worst thing you can do is close without raising the issue and assume it can be dealt with afterward. Once you sign at the closing table and funding occurs, you own the home in whatever condition it was delivered.

Florida-Specific Issues to Watch For

Florida’s climate creates unique walkthrough concerns that buyers from other states may not anticipate:

• Hurricane storm shutters or impact glass: Confirm all panels, tracks, and hardware are present if shutters are an inclusion. Impact glass should be undamaged.
• Flood vents and elevated foundation components: If the home has a crawl space or elevated foundation in a flood zone, verify flood vents are open and functioning.
• Pool cage (lanai screen enclosure): Inspect screen panels and frame condition — damage is common and often excluded from seller disclosures as ongoing maintenance.
• Septic system: If the home is on a septic system that was inspected, verify the lid was properly re-secured after the inspection and there are no visible drainage issues.

Questions Clients Actually Ask

What if the seller won’t let me do a walkthrough?

Under the FAR/BAR AS IS contract, buyers have the right to a pre-closing walkthrough. If a seller refuses access, contact your real estate attorney immediately — denial of access is a contract violation that may give you grounds to delay closing or seek other remedies. In practice, this is very rare; most sellers understand the walkthrough is a standard buyer right.

Can I back out of the purchase at the final walkthrough?

Under a Florida AS IS contract, the inspection contingency period (typically 15 days from effective date) has already passed by the time of the final walkthrough. Canceling at the walkthrough based on items you could have discovered during the inspection period puts your deposit at risk. You can potentially cancel if there is a material new issue (fire damage, new flood event, major new defect), but this involves legal analysis of your specific contract. Do not cancel without consulting an attorney.

Should I bring my inspector to the final walkthrough?

You are not obligated to, and most final walkthroughs do not include the home inspector. For very complex properties — large estates, historic homes, or homes with significant agreed-upon repairs — hiring your inspector for a two-hour walkthrough confirmation is a reasonable $150–$300 investment. For typical transactions, your agent and you can handle the walkthrough checklist effectively.

What happens if the seller’s appliance breaks after the walkthrough?

If an appliance fails between the walkthrough and closing (same day), this is a legitimate issue to raise before funding. If it breaks one day after you take ownership, it’s yours to deal with — the seller is no longer responsible once title transfers. This is why a home warranty is worth considering at purchase.

What To Do Right Now

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