What to Expect at a Final Walkthrough in Arizona | Denise Hurd Realtor

The final walkthrough is one of the most underrated steps in an Arizona home purchase. It usually happens in the day or two before closing, after the seller has moved out and supposedly finished the promised repairs. Done properly, it is your last chance to verify that the home is in the condition you agreed to buy, before the keys are in your hand. Here is what to expect, what to check, and what can still go wrong.

When does it happen?

In a typical Arizona transaction, the final walkthrough is scheduled close to closing, anywhere from a few days before to the morning of the big day. It is not a second inspection. Its purpose is verification: confirming repairs were completed, the home is vacant, clean, and in substantially the same condition as when you made your offer, with the agreed items still in place.

What should buyers check?

Bring your contract and your inspection report, and work through a checklist. Walk the house room by room and confirm: every repair called for in the agreement is actually done, and done correctly; light fixtures, ceiling fans, and appliances that were supposed to stay are present and working; plumbing works and there are no leaks; the air conditioning runs, which matters in Arizona year round; and the pool equipment, if there is a pool, operates. Check that the home is clean and free of debris, that utilities are on, that windows and doors open and lock, and that no personal property was left behind except what you agreed to keep.

What can still go wrong?

Plenty, unfortunately, which is why the walkthrough exists. Repairs can be skipped, especially the small ones nobody wants to pay a contractor for. New damage can appear during the move-out, from furniture dings and scuffed walls to a stain on the carpet that was not there before. Items can vanish: the seller takes the appliance that was supposed to stay, the window treatments, the water softener, or the mounted TV with no intention of replacing it. The house can be left dirty, utilities can be shut off early, and the garage can be full of "someone else's" stuff that becomes your problem after closing.

What are your remedies before closing?

The good news is that closing has not happened yet, so you still have leverage. If issues come up, your agent will typically raise them in writing through the escrow and title process. Common outcomes include the seller completing the repairs before closing, issuing a credit at closing so you can handle the work yourself, or both sides agreeing on a specific remedy in writing. In more serious cases, you can negotiate an extension, hold back funds through escrow, or, in the most extreme situations, decline to close based on the breach, though that is a serious step your agent and attorney should guide you through. The walkthrough is not the time to be shy: if it is not right, say so before you sign.

A few practical tips

Schedule your walkthrough after the home is vacant if you can, so nothing is hidden behind furniture or boxes. Take photos and video of anything you find, and send them to your agent immediately. Test the obvious things yourself, run the water, flip the switches, open the garage door, and give the AC a few minutes to prove itself. And remember that the standard here is the condition agreed to in your contract, not perfection: the goal is to catch real problems before they become yours, not to renegotiate the deal over normal wear and tear.

The closing paperwork is the next step, and my closing costs guide explains what to expect at the table. If the whole process is new to you, start with the Metro Phoenix buying guide or browse the FAQ for common questions.