What is a Final Walkthrough when Buying a Home in Florida?
Final Walkthroughs and Why They are So Important!
Protecting Your Investment Matters
Buying a home is exciting—but it can also be as nerve-wracking as roller coaster ride. After months of searching, negotiating, and navigating inspections, the last thing you want is an unpleasant surprise on closing day. That’s where the final walkthrough comes in. Think of it as your last chance to make sure everything is exactly as expected before the deal is officially done. I tell my buyers that we should expect the home to be in the same or better condition then it was when we made the offer.
Confirmation of Property Condition
The final walkthrough isn’t just a formality—it’s your opportunity to confirm that the home is in the same condition as when the contract was signed, minus normal wear and tear. It is also the time to verify that all the agreed-upon repairs, upgrades, or alterations have been completed. Whether it’s a repaired roof, or a repaired toilet, this is the time to ensure that the seller delivered on their promises. It’s also your chance to spot any new damage that may have occurred: like a big hole in the drywall that the movers made when they moved the furniture. The seller must have the electricity and water still turned on for this inspection, if they don’t it may delay closing. Utilities will be transferred after closing into the buyers name.
Ensuring Compliance with the Contract
Contracts often include very specific terms about what the seller must leave behind—fixtures, appliances, or other personal property included in the sale. The walkthrough allows buyers to verify that these items are present and that the property meets the contract’s requirements. Think of it as a final checklist: if it’s not there, it doesn’t get conveyed. Catching these issues before closing can save you big headaches later. Here is a real-life example: The home had ceiling fans in every room, and now all the fans are gone. If an issue is discovered, it can be addressed immediately—before the transaction is finalized—rather than leaving the buyer to handle expensive repairs or the added cost to replace all those ceiling fans after taking ownership.
What not to expect
Sellers are not required to change the locks or fill every nail hole. They are not required to have it professionally cleaned, or repainted unless that was specifically agreed upon beforehand. Sellers should have removed all their belongings, emptied the fridge, removed garbage and left it in “clean” condition. This however is tricky, because everyone has a different idea of what “clean” means.
Preventing Post-Closing Disputes
One of the biggest advantages of a walkthrough is clarity. By documenting the property’s condition before closing, both buyer and seller have a shared understanding of what’s being transferred. The goal is to reduce the risk of legal conflicts or surprises that can turn a dream home into a nightmare.
Timing Is Everything
When should you schedule the walkthrough? Florida contracts allow buyers to perform it either the day before closing or on the day of closing itself. While either option is valid, doing it on the day of closing is often the safest choice. Here’s why: imagine a buyer performs the walkthrough the day before closing and everything looks perfect. They attend the closing, sign their documents, and take possession. The next day, they discover a burst pipe. Who is responsible? If the walkthrough had been done on closing day, any damage discovered could trigger the seller’s maintenance obligations under the contract, potentially saving the buyer from having to foot the repair bill. This real-life example shows that this scenario isn’t just hypothetical—timing matters.
Final Thoughts: Protecting Your Investment
A thorough, well-timed walkthrough is more than a box to check—it’s a critical step in protecting your investment. It confirms property condition, ensures compliance with contract terms, and minimizes the risk of disputes after closing. In short: your final walkthrough gives you peace of mind. It’s the last chance to catch issues, verify repairs, and make sure the home you’re buying is truly the home you expected. So, when the big day arrives, take your time, check every corner, and don’t skip this essential step—it could save you money, stress, and headaches down the line.
