Final walkthrough

Final walkthrough checklist for Washington buyers — resale homes and new construction.

The final walkthrough is your last look before the money moves. It is not a second inspection — it confirms that the home is in the condition you agreed to, that agreed repairs are done and that nothing has broken since. New construction adds a builder orientation and a punch list. This hub gives you a room-by-room checklist and a plan for problems found days before closing.

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Couple testing the kitchen faucet during a final walkthrough of a new Pacific Northwest home

Quick answer

Schedule the walkthrough within the last day or two before closing, after the seller has moved out if possible. Check that agreed repairs are done (with receipts), included appliances and fixtures are present and working, systems run (heat, water heater, plumbing, electrical, garage door), and there is no new damage from the move. Under the NWMLS purchase agreement the seller generally must maintain the property in its present condition until closing, normal wear excepted. If something is wrong, tell your agent the same day: options include a repair before closing, a credit or holdback agreed with escrow and the lender, or a short extension. For new construction, use a blue-tape punch list and keep the builder's written warranty.

24–48 h

typical timing of a final walkthrough before closing

1 · 2 · 10

common builder warranty structure: workmanship, systems, structural (varies by builder)

Form 21

NWMLS purchase agreement — seller maintains condition until closing

Questions this hub answers

final walkthrough checklist
final walk through
new construction final walkthrough
builder warranty
what to do if final walkthrough reveals problems
blue tape walkthrough
西雅图新房最终验房清单

Running the walkthrough

01
Book it at the right time
Ideally after the seller has moved out and within a day or two of closing. An empty house shows wall, floor and move-out damage.
02
Bring the paperwork
Purchase agreement, inspection response or repair addendum, and the list of included items. Ask for repair receipts in advance.
03
Test every system
Run faucets and showers, flush toilets, run the dishwasher, test heat and AC, check the water heater, flip breakers and outlets, open the garage door.
04
Check what stays
Appliances, window coverings, light fixtures and anything named in the agreement. Missing items are easier to resolve before closing than after.
05
Document problems
Photos and a short written list to your agent the same day. Your agent coordinates with the listing agent, escrow and the lender.
06
Resolve before signing
Agree a repair, a credit or an escrow holdback in writing, or extend closing briefly. Avoid verbal promises to fix things later.

Resale home vs new construction walkthrough

	Resale home	New construction
Purpose	Confirm condition and agreed repairs	Builder orientation plus punch list
Who attends	Buyer and buyer's agent	Buyer, agent and builder's representative
Typical findings	Move-out damage, missing items, unfinished repairs	Paint, trim, drywall, adjustments, missing finishes
Fix mechanism	Repair, credit or holdback before closing	Builder punch list and written warranty
Independent inspection	Done earlier in the contingency	Strongly recommended before drywall and before closing

Checklist

Room-by-room final walkthrough checklist

Agreed repairs completed — receipts or invoices in hand.
All faucets, showers, toilets and drains work; no leaks under sinks.
Heat, AC, water heater and ventilation fans run.
Outlets, switches, light fixtures and breaker panel work.
Appliances that convey are present and operate.
Windows, doors, locks, garage door and remotes work; all keys provided.
No new wall, floor or ceiling damage from moving.
House is empty of the seller's belongings and debris.
New construction: blue-tape punch list signed and warranty documents received.

Final walkthrough FAQ

What should I check on a final walk through?

Agreed repairs, included appliances and fixtures, every major system, and new damage from the move. It confirms condition; it is not a new inspection.

What if the final walkthrough reveals problems?

Tell your agent the same day. Common fixes are a repair before closing, a credit or escrow holdback agreed with the lender, or a short closing extension, all in writing.

Can I back out after the final walkthrough?

Usually only if the seller has breached the agreement, for example failing to maintain condition or complete agreed repairs. Talk to your agent and, if needed, an attorney before refusing to close.

How does a builder warranty work?

Each builder writes its own warranty. Many follow a 1-year workmanship, 2-year systems and 10-year structural pattern, but read the document: coverage, exclusions and claim deadlines vary.

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Closing soon?

We walk the home with you, check every agreed repair and settle any issue with the listing agent and escrow before you sign.

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