01. Why the walkthrough matters
The final walkthrough is your chance to confirm the property is in substantially the same condition as when you made the offer, with the repairs your BINSR negotiated actually completed. It happens in the last days before closing, after the seller has moved out. It is a verification, not a second inspection, and it should be done with fresh eyes and a checklist.
03. Verify agreed repairs
Walk the list from your inspection and the BINSR response line by line. Bring the paperwork. If the roof was patched or the water heater replaced, confirm the work was done and, where possible, that it was done properly. A quick photo of each item goes a long way if a dispute surfaces later.
05. Test the big systems
Turn on the air conditioning and let it run. Flip the lights, run the water in every sink and both showers, flush every toilet, and check for leaks under the sinks. Open and close the garage door and a sample of windows. In Arizona, the AC and the water heater get the closest look.
07. Confirm what stays and what goes
The contract says what personal property conveys. Walk the rooms to confirm the seller's belongings are gone, the agreed fixtures remain, and nothing was swapped out. Check the obvious corners: water softeners, garage refrigerators, mounted televisions, and window coverings.
09. A note on what a walkthrough is not
The walkthrough is not the moment to discover a crack that was there when you wrote the offer. Cosmetic items you knew about are baked in. What the walkthrough catches are changes: damage from the move, repairs not completed, systems that stopped working. If the truth matches the contract, you sign, the deed records, and the keys are yours.
Written by the broker
Todd J. Smith, Associate Broker at My Home Group
Forty years in Arizona real estate, nearly 3,000 escrows guided, and 100 homes sold. I sell representation, not houses.
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