What Sellers Need to Know
About the Final Walk-Through

February 27, 2025

If you have purchased a house before, you know what a final walk-through is, but in case you haven’t, this is something buyers do usually within 24 hours of closing on a home. To explain further, this is the time that buyers revisit the home and check to see that inspection items have been addressed, make sure all inclusions are present and that the home is in the same condition as time of contract. This all seems pretty simple and straight forward, but sometimes it isn’t. In writing this blog, I want to make sure that sellers are aware of what the final walk-through means for them. Let’s break it down.

The first thing mentioned above is that the buyers will check to make sure inspection items have been addressed. These items are items that the buyers have asked to be addressed in the Inspection Objection, and as a seller, you have agreed to have these things taken care of as stated in the Inspection Resolution. Most buyers’ agents request paid invoices at least a couple days before closing. If these items have not been properly completed, a buyer can decide not to close, or provisions will need to be made to have the work completed after closing. There is also a possibility that money for the repair may need to be placed in escrow. Typically, that amount would need to be 150% of the amount of the estimated repairs. Recently, when on the buy side, we had a paid invoice for a plumbing issue, but at the final walk-through, we found out that the plumbing issue was not fixed. It was so bad that the buyers could not even live in their new home. We had to get it in writing that this would be completed after the closing. As a seller, you are responsible for all items in the Inspection Resolution.

The second thing mentioned above was to make sure all items mentioned in the Purchase Agreement as inclusions are still in the home at the final walk-through. Unless you specify that you want certain curtains or certain appliances, etc., they must be left in the home. When a TK Homes agent meets with you at your first listing consultation, we will ask which items you would like included and which items you want excluded in the sale of your home. At this point, it is your choice. Unfortunately, if you take the washer and dryer or curtains, etc. when you stated they were included on the contract, you will need to provide a washer and dryer or curtains depending on what you took. If you have special items you want to keep, make sure you let your agent know. When using a TK Homes agent, you will also have the opportunity to check the inclusion/exclusion items before your listing goes live on the MLS.

Lastly, as mentioned above, during the final walk-through, the buyers are checking to make sure that the home is in similar condition as to when they went under contract. Every Colorado Purchase Agreement has a clause in it that states the house will be delivered to the buyers in the same condition it was in at time of contract. This is a non-negotiable item every seller agrees to when accepting an offer using the standard Colorado Purchase Agreement. That means if there are holes in the wall, which were not there at time of contract, or something is now broken, it is the seller’s responsibility to fix these items. One time when on the buy side, the gas fireplace was found to be broken during the final walk-through, and we were able to prove it was working during the inspection. The sellers were responsible for making sure the gas fireplace was in working order. Because we had allowed ample time between our walk-through and closing, the fireplace was repaired on the day of closing before all papers were signed. Recently, when I was on the sell side, the buyers found that the garbage disposal was broken on their final walk-through. Because things need to be in the same condition as they were at time of contract, it was the seller’s responsibility to have that garbage disposal fixed.

At TK Homes, we understand the contracts, and it is important to us to let our sellers know what the expectation is/what is required, so there are no surprises that we could have anticipated. Surprises in real estate are seldom good, unless we are telling you that you got over list price and multiple offers on your home. We pride ourselves in helping the transaction go as smoothly as possible by avoiding potentially foreseeable pitfalls.

Whether you are selling or buying a home, TK Homes agents are knowledgeable, and we are here to help you every step of the way! Contact us, and let’s set up a time to talk about making your real estate goals a reality!

~ Written by TK Homes REALTOR® Mary Smith