The Final Walkthrough Isn’t a Formality—It’s Your Last Line of Defense
Buying a home is often described as a journey—and if that’s true, the final walkthrough is your last checkpoint before crossing the finish line. Yet, too many buyers approach it like a box to tick off, rather than the crucial safeguard it is.
I’ve worked with enough Arizona homebuyers to know this: you’d be surprised what can happen between inspection and closing. From missing appliances to unaddressed repairs, the final walkthrough is where overlooked issues become deal-breakers—or at least expensive headaches.
Let’s talk about the red flags that buyers should never ignore.
1. Unresolved Repairs: "Yes, I’ll fix it" isn’t a guarantee.
After the inspection, repair requests are usually agreed upon in writing. But verbal assurances or vague updates aren’t enough. If there’s no proof—like receipts or visible work—treat it as incomplete. I’ve seen buyers move in only to find the “fixed” roof still leaks when it rains.
2. Missing Appliances: The disappearing dishwasher trick.
You’d think the refrigerator or oven would stay—especially if they were part of the deal. But sometimes sellers swap them out last-minute or take items that were meant to stay. If it’s not bolted down, it’s fair game unless it’s clearly listed in the contract.
3. New Damage: The movers came, and so did the scratches.
Even the most well-intentioned sellers can leave behind new dents in the drywall or deep scratches on hardwood floors. It happens during move-out. The final walkthrough is your only chance to catch it before closing.
4. Non-Working Systems: Flip the switch on everything.
Light fixtures, faucets, toilets, AC—test it all. In Arizona, walking into a home with a broken HVAC unit in July isn’t just inconvenient—it’s a crisis. Systems should be fully functional, not turned off to mask issues.
5. Unauthorized Changes: That fan wasn’t gold before…
One of the most frustrating red flags? Sudden changes—like swapped-out light fixtures, different blinds, or removed shelves. If what you saw during your offer isn’t what’s there now, you have every right to pause and ask questions.
Final Thoughts: Don’t Be Shy—Be Thorough
This isn’t about being difficult. It’s about protecting what’s likely your biggest investment. You’re not being picky—you’re being smart. And your real estate agent should advocate for a proper walkthrough with the same diligence they showed when submitting your offer.
Because once you sign those closing papers, those red flags become your reality.
What’s Your Take?
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