How to Handle Issues Discovered During the Final Walkthrough

The final walkthrough is your last chance to see the house before you officially own it. It usually happens a day or two before closing, and it is supposed to be a quick check to make sure everything is still in the same condition as when you made your offer. But sometimes things go wrong. You walk in and see a stain on the carpet that was not there before, or you find that the refrigerator is gone even though the contract said it would stay. Maybe the furnace does not turn on, or there is a leak under the kitchen sink that was not there during the home inspection. When problems show up during the final walkthrough, it can be stressful. But you have options, and knowing what to do can help you handle the situation without losing the house or your cool.

The first thing to remember is that you are not stuck. The walkthrough is your protection. It is not a formality. If you find a serious problem, you can delay the closing or ask the seller to fix it before you sign the papers. The key is to stay calm and take notes. When you see something wrong, take a picture with your phone and write down exactly what you saw. If you are with your real estate agent, point it out right away. Do not assume the seller will fix it on their own. Many contracts give you the right to have the house in the same condition it was in when you made your offer, except for normal wear and tear. So if a window is broken, if a toilet is not working, or if the yard is full of trash that was not there before, those are things you can address.

Next, decide how big the problem is. Small things like a lightbulb that burned out or a few scuff marks on the wall are usually not worth fighting over. You can fix those easily after you move in. But if the problem is major, like water damage from a burst pipe, a missing appliance that was supposed to be included, or a major system like the air conditioner that does not work, then you need to take action. Your real estate agent will help you talk to the seller’s agent. The typical solutions are to ask the seller to fix the problem before closing, to give you a credit at closing so you can pay for the repair yourself, or to agree on a lower purchase price. In rare cases, if the problem is very serious and the seller refuses to help, you may be able to walk away from the deal without losing your earnest money.

It is important to be reasonable but firm. Sellers do not want to lose a sale, especially when closing is just around the corner. They have already packed or moved out, and they probably do not want to put the house back on the market. That gives you some leverage. But do not ask for everything. If the house is basically fine but you notice a small crack in the driveway, that is probably normal wear and tear. Focus on things that are clearly not right and that affect the value or safety of the home.

One common issue is the seller leaving behind furniture or junk they were supposed to remove. Sometimes the contract says the house will be “broom clean,” but you walk into a garage full of old boxes and a broken lawnmower. In that case, you can insist that the seller clear it out before closing. If they do not, you can ask the title company to hold back some money from the seller’s proceeds to pay for cleanup. Another issue is the seller taking something that was supposed to stay, like a chandelier or window treatments. Your purchase agreement should have a list of items that are included. Check that list. If an item is missing, ask for it back or for a credit equal to its value.

Some problems are less obvious at first. You might not notice a leak until you turn on the water, or you might not realize the heat does not work until you try to adjust the thermostat. That is why you should test things during the walkthrough. Turn on the lights, run the faucets, flush the toilets, open and close doors and windows. If you can, check that the stove and oven work. You do not need to be a home inspector, but a basic test can catch many issues. If something does not work, note it right away.

If the problem is very serious and the seller does not want to fix it, you have the option to delay the closing. You can tell the seller that you will not sign the closing documents until the issue is resolved. This can be stressful because moving trucks and utility connections may be scheduled, but it is better than buying a house with a big hidden problem. Your real estate agent and your lender will need to know about the delay, but it happens more often than you might think.

Finally, remember that the closing disclosure, which you get a few days before closing, lists the final costs and terms of your loan. It is separate from the walkthrough, but both are part of the home stretch. If you find a problem during the walkthrough and negotiate a credit from the seller, that credit will need to be reflected in the closing paperwork. Your lender may need to update the closing disclosure if the amount changes. So keep everyone informed.

The final walkthrough is your safety net. Do not skip it, and do not be afraid to speak up. A small problem can often be fixed with a quick conversation, and a big problem can be resolved with a little negotiation. As long as you stay calm, document everything, and ask for help from your agent, you can handle almost any issue that comes up. The goal is to get the house you want without any surprises after you move in.