Walkthrough Checklist

Hope for the best, prepare for the worst. That’s a good place to start with your walkthrough. The walk-through is your opportunity—often your last—to check the condition of the home you are buying. After the closing, you can identify problems, but they will be your responsibility, rather than the seller’s.

It’s important to do a thorough investigation of the property, perhaps the most detailed look you’ll ever give your house! Make sure there aren’t any new issues, or remaining issues that the seller was supposed to address and did not. Do not take the seller’s or selling agent’s word that everything’s in good working order—check for yourself. Even if you are buying the home as-is, write down what needs to be replaced or repaired. This will make it easier to take steps to fix up your home later.

Unless a seller has pre-negotiated staying in the home post-closing, you want to make sure they are completely moved out of the home before you close. Walking through an empty home makes it much easier to spot new defects that may have occurred when the seller was moving out, as well as repairs that weren’t completed as agreed. If the seller is staying on, you’ll likely have an arrangement to do a second walkthrough when they are gone.

Note: You might want to close off each room as you check to ensure that you don’t miss an area.

Preparing for the Walkthrough

What Should You Ask For ahead of time?
Ask the seller for the warranties or repair receipts for all the work they did on the home. Ask for login information (username and password) for any smart-home technology. Ask for contact information for specialists, too. Are there people who know the house? That is, who has the seller called if something breaks again after you move in? This can save you money, as most home repair companies offered the seller limited-time warranties that may still include free fixes.

Is your seller leaving replacement lights, extra floor tiles, paint colors or cans with paint in them? Any other extra items from their renovations? Going that extra mile is a free thing that a seller can do to generate a lot of good will at a stressful time.

What Did The Sellers Agree To?
Review your documents over the course of the buying process. What did the sellers agree to leave behind? What did they agree to repair?

What Should You Bring to the walkthrough?
Bring along copies of all of these documents:

• Home inspection summaries
• Inspection contingency
• Punchlist
• Any other documents that list every repair the seller agreed to have fixed
• Measuring tape
• Phone for recording photos and/or video of issues
• Phone charger to check power outlets
• Pen or pencil to cross out every item on your final walk-through checklist.
• This List!

What To Look for During the Walkthrough

Leftover Items

• Look in every room to check for any belongings that the seller left behind. Items might be: Leftover toys, old paint cans, lawn equipment, cleaning supplies. Don’t forget to look in the closets (every drawer!), attic, basement and any garages or sheds.

HVAC: Air Conditioning and Heat

• Turn on as soon as you arrive, to make sure it’s functioning properly- in both heat and a/c modes
• Make sure you have remote controls to any air conditioning units
• Make sure any smart-home items are working—and that you have logins!

Floors

• Are the floors clean and broom-swept?
• Do you see any evidence of termites, rodents and ants, or garbage the seller behind? If you see signs of infestation, call a terminator before closing.
• Look for mouse droppings, bite marks on wood and other signs of uninvited critters. Anything that might have been covered by furniture should be noted; you’re usually protected in your contracted if a seller accidentally or purposely hid issues. Note: Dry rot, spongy floors and wooden walls that look like they’re covered in tiny pinholes can all be signs of termites.
• Any floor damage from the seller’s move out? Any discoloration or issues under rugs that you couldn’t see before?

Walls

• Have the sellers removed anything that should have remained?
• Was art removed and treated appropriately? Usually holes cannot be larger than a certain size before a seller would be required to repair the wall.
• Are TV’s removed or kept in place, as per your contract?
• While we’re on the walls—Don’t forget to inspect the chimney. Birds and raccoons don’t wait long to take up residence inside chimneys after sellers move out

Ceiling

• Any ceiling-mounted projectors removed as expected?
• Are all smoke / CO2 Detectors present and working? Test them.

Lights

• Any flickers?
• Any lights out?
• Are all light fixtures in place or replaced appropriately?

Kitchen

• Appliances
  • Turn on your oven. Make sure it heats up without smelling like gas.
  • Run the dishwasher through a full cycle.
  • Check the water in the refrigerator.
  • Check the icemaker for functionality.
  • Run the garbage disposal if the home has one.
• Cabinets and Drawers -
  • Anything still in there that shouldn’t?
  • Do they open and close?
  • Open sink cabinets and check for mold (around your sinks as well).

Other Appliances

• Washing machine: run a cycle.
• Dryer: turn on and off and make sure it heats up.
• Check any bathroom floor heating systems for functionality.

Plumbing

• Run water in all the drains to make sure they empty out and don’t clog.
• Make sure there aren’t any strange smells coming from the running water.
• Inspect for leaks and water pressure.
• Flush every single toilet to make sure it works well and refills.
• Verify that the water shutoff valves near the base of the toilets also work.
• Run the water in your showers and sinks. Make sure the water gets hot and cold in a reasonable amount of time.
• Check the water pressure in the shower.
• Confirm that your bathtub holds water when you plug the drain.
• Check for mold. Pay special attention to toilet bases and drain of your bathtub or shower.

Alarms

• Arm and disarm the home’s security system if it has one.
• If your home is equipped with an alarm system that tells you when a window or exterior door is open. Arm the alarm and make sure the sensors on all of your doors and windows work.
• Confirm that only the correct code or key can activate the system.

Locks & Windows & Openings

• Do all locks work? Do you have keys to all the locks in the house?
• Do you have keys to any mailboxes, sheds, etc?
• Do all windows and doors lock and unlock correctly? Do all windows slide open easily? Do any windows or doors stick (major hazard in the event of a fire or other emergency)?
• Window screens: Are there holes, tears or defects in the window screens? Are any missing? Do window screens pop out easily?
• Check Windows for cracks
• Open and close the garage door. Make sure it operates, and only when you use the correct key or code. Make sure you have its remote, if there is one.

Electricity And Outlets

• Walk through the house with your cell phone charger and plug it into every outlet in every room. You don’t need to wait and see if the outlet charges your phone, just ensure that your charger registers the outlet as soon as you plug it in.
• Check the plate covers on the electrical switches. Make sure the plates look secure and don't display any signs of damage.
• Confirm that the home’s light fixtures, doorbells work as well.

Backyard And Outdoors

• Inspect the outside of the property carefully—no different than the interior.
• Take a walk around the lawn or backyard and make sure the landscaping looks as before. Sellers might dig up bushes, plants and even small trees when they leave their property behind!
• Check any fencing for holes or other damage.
• If the house has a gate, make sure the gate latches and unlatches easily.
• Look at the home’s irrigation system, if it has one. Turn the water on and off and make note of any sprinklers that aren’t working. Inspect the interior and exterior of any sheds. Confirm that the homeowner hasn’t left any dangerous chemicals or tools lying around.
• Does the home have a pool? Inspect it to look for mold, mildew and damage to the lining. Test and inspect the pool gate. Take notes of any damage.

If You Find Issues During The Walkthrough

What if you find issues during your walkthrough?

• Take photos of the issue
• Shoot video of the issue. Slow running water, malfunctioning electronics, etc.
• If need be, measure the size of the issue
• Point the issue out to your real estate agent
• Make sure that the seller or seller’s agent sees the issue as well and acknowledges it
• Send an email to your attorney or agent with the specific issue described, and attach photos or videos if applicable.

How to Resolve the Issues You Find

Here are some of the options. They depend upon the significance of what you find:

• Fix the issue: ask the seller to fix it before the closing.
• Delay the closing:Give the seller time to fix the problem.
• Ask for credit:Withhold money from the seller’s proceeds, to pay for repairs after the closing.
• Walk away or Take legal action:Only in the most extreme situations would you even consider this option. Think major damage or a hugely expensive repair that a seller remains unwilling to address. This is exceedingly rare.

You’ll want to speak with your real estate agent, attorney, and even your close friends to determine how you want to proceed. Be strategic, patient, and methodical. Don’t forget that you love this house, and don’t let the walkthrough walk all over you.