What Should You Check in a Florida Home Walkthrough?

What Is a Final Walkthrough?

The final walkthrough is not a re-inspection — it is a verification step. You are confirming that:

• The home is in the same condition as when you made your offer (or better, if repairs were required)
• All negotiated repairs have been completed and documented
• All personal property included in the contract is still present
• No new damage has occurred since the inspection
• The home has been left in acceptable condition (broom-clean)

In Florida, the walkthrough typically occurs in the 24–48 hours before closing. Schedule it early enough to leave time to raise concerns with the seller before you sit down at the closing table.

What to Bring to Your Walkthrough

• Purchase and sale contract (with all addendums)
• Home inspection report
• Repair addendum or seller repair agreement
• Written list of items included in the sale (refrigerator, washer/dryer, specific fixtures, etc.)
• Notepad and fully charged phone for photos
• Flashlight for attics, under sinks, and dark closets

Florida Home Walkthrough Checklist

Appliances

• Test the oven, stovetop burners, and microwave
• Run the dishwasher through a short cycle
• Check the refrigerator and freezer temperatures
• Test the washer and dryer if included in the sale
• Confirm all appliances listed in the contract are still present

HVAC System

• Run the air conditioning on a warm setting and confirm cool air flows from all vents
• Test the heat (even in summer — you need to know it works)
• Listen for unusual sounds from the air handler and compressor
• Check that the thermostat is functioning properly
• Confirm any HVAC repairs listed in the repair addendum were completed

Plumbing

• Run every faucet and check for leaks under sinks
• Flush every toilet and confirm proper operation
• Check the water heater temperature setting and look for corrosion or leaks
• Inspect for water stains, moisture, or mold under sinks and near the water heater
• Run the showers and bathtubs — check drainage and look for leaks

Electrical

• Test every light switch and ceiling fan
• Test GFCI outlets in the kitchen, bathrooms, garage, and outdoor areas — press the test/reset button
• Open the breaker panel and confirm no tripped breakers or exposed wiring
• Test any garage door opener and exterior lighting

Windows, Doors, and Exterior

• Open and close every exterior door — confirm proper sealing and lock function
• Test all window locks and confirm windows open, close, and lock smoothly
• Look for broken seals on double-pane windows (fogging between panes)
• Check hurricane shutters or impact windows if applicable
• Walk the exterior: look for new damage, missing screens, or drainage issues

Roof and Attic (if accessible)

• Look for any new water stains on ceilings — these suggest a roof leak since the inspection
• If attic access is available, check for new moisture or daylight coming through the roof
• Florida rains are aggressive — a roof that seemed fine in dry conditions may have issues in wet season

Garage and Exterior

• Test the garage door opener and manual operation
• Run the irrigation/sprinkler system to confirm it operates
• Check that the pool equipment operates (if applicable)
• Confirm the yard is free of debris, junk, or abandoned personal property

Confirm All Repairs and Inclusions

• Go through your repair addendum line by line — confirm each item was addressed
• Request receipts for any mechanical or structural repairs if required by the contract
• Verify all items agreed to remain with the property are still present (blinds, light fixtures, mounted TVs, etc.)
• Confirm the home has been left broom-clean with no trash, debris, or abandoned items

What If You Find a Problem?

Document everything with photos and video immediately. Then notify your real estate agent right away — before closing. Your agent has several tools to resolve last-minute issues:

• Seller credit: A dollar amount credited to you at closing to address the issue
• Escrow holdback: A portion of the seller’s proceeds held in escrow until the repair is complete
• Delay closing: If a major issue is unresolved, you may have grounds to delay
• Contract cancellation: In extreme cases, if the home’s condition has materially changed, consult your agent and attorney about your options

Never sign closing documents before raising concerns with your agent. Once you close, you generally lose the ability to hold the seller responsible for issues that existed at the time of closing.

Questions Clients Actually Ask

Is a final walkthrough required in Florida?

No, a final walkthrough is not legally required in Florida, but it is strongly recommended and standard practice in the Sarasota and Manatee County market. The Florida Realtors/Florida Bar contract form gives buyers the right to a walkthrough — exercise it. It’s your last chance to protect yourself before the keys change hands.

What if repairs weren’t completed before the walkthrough?

If agreed-upon repairs are incomplete at the time of the walkthrough, you have options: delay closing until the repairs are done, request a seller credit equal to the estimated repair cost, or negotiate an escrow holdback. Your agent should be with you during the walkthrough and can immediately escalate incomplete repairs with the seller’s agent.

How long does a walkthrough take?

Plan for 30–60 minutes for a typical single-family home in the Sarasota area. Larger homes, properties with pools, or homes with complex systems may take longer. Don’t rush — the walkthrough is one of the most important steps in the home buying process.

Can I back out of a purchase based on walkthrough findings?

It depends on what you find and what’s in your contract. If the home’s condition has materially changed since the inspection — such as significant new water damage or missing systems — you may have grounds to cancel. However, minor cosmetic issues typically are not grounds for cancellation. Consult your agent and, if needed, a real estate attorney before making that decision.

Should I bring a contractor to the walkthrough?

If you have specific concerns about a repair (such as roofing work or structural repairs), bringing the contractor who bid the repair can be helpful. However, for most walkthroughs, a systematic check using a detailed checklist — combined with your real estate agent’s experience — is sufficient. Save contractor visits for situations where repair quality is genuinely in question.

What To Do Right Now

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