A final walkthrough is the buyer's last look at a home before closing, usually within a few days of the closing date. It confirms that agreed repairs are done, included items are still there, and nothing has been damaged. It is not a home inspection, and your contract guides what you can ask for.
If you are buying a home in Spokane, the final walkthrough is one of the last steps before you get the keys, and it is easy to rush. Below is when it happens, what to look at, and what to do if something is not right.
When Does the Final Walkthrough Happen, and Who Goes?
It usually happens 24 to 72 hours before closing, and typically only the buyer and the buyer's agent attend. That window comes from Redfin. Chase says it is usually within a few days of closing and generally takes 15 minutes to an hour. The inspection is where defects are identified, according to Redfin, so the walkthrough is the time to confirm the home matches the contract, not to look for new problems.
What Should You Check During the Final Walkthrough?
Check that agreed repairs are complete, the systems work, included items remain, and the home is clear and undamaged. This list follows Chase's checklist:
Area | What to check |
|---|---|
Repairs | Every item from your repair agreement is done |
Overall condition | Any new damage since your inspection |
Appliances | Oven, dishwasher, refrigerator, and other included appliances turn on and work |
Plumbing | Water pressure, faucets, toilets, and signs of leaks or water damage |
Electrical | Lights, fixtures, fans, switches, and outlets |
Heating and cooling | Systems run, with no unusual noises |
Doors and windows | Open and close smoothly, with no drafts or damage |
Structure | Signs of foundation, wall, floor, or ceiling problems |
Exterior | Roof, siding, driveway, landscaping, pools, sheds, and fencing |
Safety | Working smoke and carbon monoxide detectors and security systems |
Pests | Signs of infestation in basements, attics, and under porches |
Seller's belongings | Personal property the seller agreed to remove is gone |
Handoff items | Keys, passcodes, garage remotes, and manuals |
Our suggestion is to bring your repair agreement and the contract, take photos, and test each item instead of just looking at it.
What if You Find a Problem?
Tell the seller as soon as possible. Chase and Redfin describe these paths, roughly from smaller issues to larger ones:
- Ask the seller to finish or fix it before closing. This fits minor issues, such as a missed repair or a leftover item.
- Ask for a credit or a price reduction. Redfin lists both as options.
- Ask to hold funds in escrow until it is resolved. Redfin notes that lenders sometimes restrict or refuse holdbacks late in the process.
- Delay closing. This may be possible, but see the next section.
- For serious unresolved issues, ask about cancelling or refusing to close. Redfin says this may be possible depending on the contract, and Chase says to consult your agent and a real estate attorney first.
What Can You Ask For, and What Can You Not?
You can ask for what the contract promises, and you generally cannot demand extras it does not mention. According to Redfin, buyers can expect agreed repairs completed and documented, included appliances and fixtures present, essential systems working, and the home cleared and cleaned to the contract's standard. Buyers generally cannot demand cosmetic preferences not in the contract, such as paint color, normal wear and tear, or upgrades the contract did not require. Redfin calls these negotiable, not enforceable.
A Washington brokerage guide from The Madrona Group adds that finding a problem at the walkthrough "does not automatically give a buyer an unlimited right to delay closing." It points to the signed agreement and its repair addenda as the basis for what you can ask for, and recommends legal advice if you and the seller disagree about your rights. Our suggestion is to review the contract's terms with your agent before the day of the walkthrough.
Frequently Asked Questions
What if the seller has not finished moving out? The Madrona Group notes that the seller may still be moving out, so the walkthrough may not show the home's final condition. Ask your agent what the contract says about possession and access, and when to schedule the walkthrough so it falls close to closing.
What if my lender requires a repair? The Madrona Group says that if a lender requires a repair before funding, the repair must be completed or the lender must approve an alternative. Our suggestion is to ask your lender and your agent early.
How Can Rios and Co Help Spokane Buyers?
Ask us before the walkthrough if you are unsure what to look for. If you are buying a home in Spokane, we are glad to answer questions about your contract and what to expect at the walkthrough. You can read our buyer resources, browse current listings, or meet the team to get in touch.
About the Author
Zech and Emiley Rios are a husband-and-wife real estate team and co-founders of Rios & Co. at eXp Realty, serving Spokane, Washington, and North Idaho. Ranked among the top 1% of local REALTORS®, they combine their expertise in probate real estate, family upsizing and downsizing, and relocation to help clients navigate every stage of their real estate journey with care and confidence.
This article is for general informational purposes and does not constitute legal, tax, or financial advice. Contract terms, buyer rights, and lender requirements vary and change, so confirm them with your contract, your lender, and a licensed Washington attorney before acting.
