What If the Buyer Finds Problems at the Final Walkthrough?

You're almost there. The home is packed up, closing is scheduled, and you're preparing to hand over the keys.

Then the buyer completes the final walkthrough and finds a problem.

For a seller, hearing that something came up during the final walkthrough can be stressful, especially when you're only hours or days away from closing. But a problem at the final walkthrough doesn't automatically mean your home sale will fall apart.

The final walkthrough is generally intended to confirm that the property is in the condition the buyer expects based on the purchase agreement. If something unexpected is discovered, what happens next depends on the issue itself and the terms of the transaction.

What Is the Buyer Looking for During the Final Walkthrough?

The final walkthrough isn't meant to be a second home inspection.

Instead, the buyer is typically confirming that the condition of the home hasn't materially changed since they agreed to purchase it and that the property is being delivered according to the contract.

For example, they may confirm that agreed-upon repairs were completed, fixtures or other items included in the sale remain at the property, and no significant damage occurred while the seller was moving out.

They may also notice an issue that wasn't present during their previous visits.

The purpose is essentially to make sure the home they're about to purchase is the home they agreed to buy.

What Kind of Problems Can Come Up?

Sometimes the issue is relatively minor.

Perhaps furniture was moved and left damage behind, an agreed-upon item was accidentally removed, or belongings were left in the house that should have been taken out.

Other problems can be more significant.

A pipe could begin leaking shortly before closing. An appliance included in the sale could stop working. A storm could damage the property. The buyer could discover that an agreed-upon repair wasn't completed as expected.

Moving itself can occasionally create problems too. Floors, walls, doors, or other parts of the home can be damaged while furniture and belongings are being removed.

What matters is the nature of the issue and whether the property's condition is different from what the parties agreed upon.

Does a Final Walkthrough Problem Delay Closing?

Not necessarily.

If the issue can be corrected quickly, the seller may be able to resolve it before closing proceeds.

In other situations, the parties may agree on another solution rather than postponing the entire transaction.

A minor problem discovered during the walkthrough is very different from significant new property damage. There isn't one universal outcome for every situation.

That's why sellers shouldn't immediately assume that hearing "there's a problem with the walkthrough" means the closing is canceled.

The first step is understanding exactly what the buyer discovered.

Can the Buyer Renegotiate After the Final Walkthrough?

A final walkthrough generally isn't designed to reopen negotiations over issues that were already known or simply give the buyer another chance to reconsider the purchase.

The buyer isn't ordinarily walking through the property to create a brand-new inspection list.

However, a legitimate new issue may need to be addressed.

If the property was damaged after the buyer's inspection, an agreed-upon repair wasn't completed, or something included in the sale is unexpectedly missing, the parties may need to determine how that issue will be resolved before the transaction is completed.

The purchase agreement matters, so questions about contractual obligations should be addressed with the professionals handling the transaction, including the parties' attorneys when appropriate.

How Can Sellers Prepare for the Final Walkthrough?

The easiest final walkthrough is an uneventful one.

Before leaving the property for the last time, sellers should take a careful look around rather than assuming everything is ready.

Make sure items included in the sale haven't accidentally been packed. Confirm that agreed-upon work has been completed. Remove belongings that aren't supposed to remain. Be careful while moving large furniture out of the home, and address any new damage that occurs.

If something unexpected happens shortly before closing, communicate it rather than hoping the buyer won't notice.

Discovering a problem ahead of time gives everyone more opportunity to find a solution.

Don't Make Major Changes Before Closing

Once you're under contract, this generally isn't the time to start removing fixtures or making significant changes to the property without first understanding what was included in the agreement.

Sellers sometimes assume an item belongs to them because they purchased it, only to discover that the buyer expected it to remain with the home.

This is why inclusions and exclusions should be clearly addressed earlier in the transaction.

Before packing something you're unsure about, check the agreement or ask your Realtor. Preventing a disagreement is much easier than trying to resolve one during the final walkthrough.

A Problem Doesn't Automatically Mean the Deal Is Over

After weeks of working toward closing, the words "the buyer found something at the final walkthrough" can sound much worse than they ultimately are.

Most importantly, don't panic.

Find out what the issue is, determine what the contract requires, and work with your Realtor and attorney to identify the appropriate next step.

Many last-minute problems can be resolved without derailing the entire sale.

The goal is to deliver the property in the condition required by the agreement and address legitimate issues quickly so everyone can continue toward closing.

Preparing for a Smooth Final Walkthrough

The final walkthrough is one of the last steps before a home officially changes hands. Sellers can make that step much easier by preparing the property carefully, completing agreed-upon work, communicating about unexpected issues, and understanding what needs to remain with the home.

If you're preparing to sell in West Hartford, Avon, Farmington, Simsbury, Canton, Granby, Manchester, Newington, Rocky Hill, South Windsor, or anywhere in Hartford County, I can help you navigate the entire selling process, from preparing and pricing your home through negotiations, the final walkthrough, and closing.

Adam Cannon, Realtor
Coldwell Banker Realty | West Hartford