Why the Final Walk-Through Matters More Than You Think

You’re just days from closing on your new San Jose home. The inspections are done, your loan is approved, and the documents are ready to sign. So what’s left?

The final walk-through—a critical but often rushed or overlooked step that can prevent last-minute surprises and costly mistakes. This is your opportunity to inspect the property one last time before the deal is finalized. It’s not a time to renegotiate the price, but rather to confirm that:

• The home’s condition hasn’t changed

• Agreed-upon repairs have been completed

• Nothing is damaged or removed that shouldn’t be

Let’s break down what a final walk-through is, what to look for, and what to do if something’s not right.

What Is the Final Walk-Through?

A final walk-through is a buyer’s last chance to inspect the property before closing escrow—typically 24 to 72 hours before settlement.

In California, it’s standard practice (but not legally required), and it usually takes place after all repairs are completed and the seller has moved out.

The walk-through is not a full inspection. Instead, it's a verification step to ensure:

• The home is in the same condition as when you made your offer

• No new damage has occurred

• Agreed-upon repairs have been completed

• Fixtures and appliances included in the sale are still present and functional

When Does the Final Walk-Through Happen in San Jose?

In most San Jose transactions:

• Your real estate agent will schedule the walk-through 1–3 days before closing.

• It takes about 30–60 minutes, depending on the size of the home.

• Ideally, the seller has already moved out, so you can assess the property in its final state.

For new construction or homes that are still occupied, a second walk-through may be recommended just before recording the sale.

Final Walk-Through Checklist: What to Look For

Use this step-by-step checklist to make sure nothing is overlooked during your walk-through:

✅ General Condition

• Property is clean and free of trash or personal belongings

• No new damage (holes, leaks, broken windows, etc.)

• Floors, walls, and ceilings are in the same condition as before

✅ Repairs

• All agreed-upon repairs from the inspection have been completed

• Receipts or documentation from licensed contractors are available

• You can visibly confirm the work was done properly

✅ Appliances & Systems

• All appliances included in the sale are still present

• Oven, stovetop, microwave, refrigerator, dishwasher, and washer/dryer are working

• HVAC system turns on and blows air at correct temperature

• Plumbing fixtures (sinks, showers, toilets) function properly—no leaks or clogs

• Water heater is operational

✅ Electrical & Lighting

• Light switches, fans, and outlets are working

• Garage door opens and closes

• Doorbells, thermostats, and any smart home features operate correctly

✅ Doors & Windows

• All doors and windows open, close, and lock securely

• Screens and hardware are intact

• No broken glass or frames

✅ Exterior

• Yard is in the same condition as when the offer was accepted

• No large items or debris left behind

• Sprinklers and outdoor lights function (if applicable)

✅ Included Items Are Present

• Any fixtures or items agreed upon in the contract (TV mounts, window treatments, etc.) are still in place

• Keys, garage remotes, security codes, appliance manuals, and warranties are available

What If There’s a Problem During the Final Walk-Through?

It’s not common, but issues do sometimes show up. Here’s how to handle them:

🔹 Repairs Weren’t Completed

• Pause the closing until the seller completes the repairs

• Ask for a credit at closing to cover the cost of fixing it yourself

🔹 Items Were Removed That Should’ve Stayed

• Refer to the purchase agreement—it should list what stays with the home

• Negotiate a replacement or compensation with your agent’s help

🔹 New Damage Is Found

• Document the issue with photos

• Request a fix or a closing credit to address the problem

Your real estate agent will act as your advocate and communicate with the seller’s agent to find a resolution. Most issues can be handled quickly with good documentation and communication.

Can the Final Walk-Through Delay Closing?

Yes—but only if major issues are discovered. That’s why it’s best to:

• Schedule the walk-through 2–3 days before closing, not the day of

• Bring your real estate agent to help identify problems and negotiate solutions

• Avoid signing closing documents until the walk-through is complete and satisfactory

Remember, once escrow closes and the home is recorded in your name, the seller has no obligation to fix anything unless it's already in writing.

Tips for a Successful Final Walk-Through

• ✔️ Bring a copy of your purchase agreement and the inspection report

• ✔️ Use a checklist (like the one above)

• ✔️ Take photos or videos of any concerns

• ✔️ Don’t rush—take your time testing systems and inspecting details

• ✔️ Bring a phone charger or small appliance to test outlets

• ✔️ If you find something wrong, speak up immediately

Don’t Skip the Final Walk-Through—It’s Your Safety Net

Buying a home is one of the biggest investments you'll ever make. The final walk-through ensures you’re getting what you paid for, in the condition you agreed upon. It’s your last chance to confirm repairs, spot last-minute issues, and hold the seller accountable—before the deal is officially done.

By staying organized, bringing a checklist, and leaning on your agent’s expertise, you can walk into closing with peace of mind—and walk out with the keys to your new home.