NOTE – The checklist below should not be relied upon or used as a substitute for a home inspection. The walk-through checklist is a helpful list of items to inspect after the present owners have moved out.
The final walk-through is a personal inspection to ensure that the property’s condition hasn’t changed since the home inspection and that the contract’s terms have been met.
This list serves as a reminder to assist you during the final walk-through inspection of the property. The final walk-through inspection should not be taken lightly, as some very serious damage has been discovered during these inspections. To give the reader an idea of some serious problems that have stopped the closing until the problems were addressed, they are as follows:
- GARAGE – A fifty-gallon drum was found filled with some type of chemical. Needless to say, everything stopped until the drum was removed.
- STAIRWAY BANISTER – An expensive banister to the second floor was severely damaged by the movers when they lost control of a heavy couch.
- FINISHED BASEMENT – This was a vacant house. The electricity, water, and heat were turned off to save money. When the electricity was turned off, the sump pump became inoperative. A heavy rainstorm occurred. Without the functional sump pump, water penetrated the basement, causing severe damage to the finished area.
- FRONT PORCH AND SIDEWALKS – A very large do-it-yourself mover’s truck backed up to the porch for easy loading. The truck hit the porch, damaging the steps and the porch itself, and cracked the sidewalk leading to the front of the house.
- DEBRIS OR FURNITURE LEFT ON THE PROPERTY – When people move out and run out of time or money, they often leave debris or furniture behind. If you, as a buyer, accept the situation, it can ultimately cost more than you expect. If you encounter a debris problem when buying a house, we suggest the following steps:
- Take photos of the furniture left in the house or the debris left on the property
- Contact your attorney and report the situation, requesting some monetary negotiation at closing.
- Try to have a contractor give a written estimate to remove the debris before the closing
- Whatever the cost you are given to remove the debris or furniture from the property, double it. You may have to negotiate the fee at the closing.
How to prepare for the final walk-through
- TIME OF WALK-THROUGH – As an investor, I have learned to always try to conduct a double walk-through. Typically, the walk-through is conducted on the day of the title closing. The problem with the closing-day walk-through is that if repairs are found, there is no time to obtain accurate repair costs. If possible, I always try to inspect the house as soon as the sellers have moved out and do another inspection on the day of closing. The primary advantage of a double walk-through is that if repairs are discovered during the first walk-through, there is sufficient time to obtain precise repair estimates.
- HOME INSPECTION REPORT – Bring the home inspection report to the walk-through and check that any agreed-upon repairs were completed.
- CHECKLIST – Print out this checklist to have a guideline for what to inspect. It’s very easy to forget to inspect something, and the item that goes uninspected is usually the most expensive to repair.
- PHOTOS – Prepare to take photos of any damage or problems discovered.
- FLASHLIGHT – Bring a reliable flashlight to help inspect any discovered damage. At this point, I would like to add that you should inspect the house during the daytime, not at night; you’ll discover repairs much faster in daylight. With vacant houses, it’s essential to inspect them during the day.
- ELECTRICAL OUTLET TESTER – For a few dollars, purchase an electrical outlet tester so you can test all the outlets in the house and garage.
We found repairs, now what do we do?
- Call your attorney and inform him that repairs have been identified and must be addressed before the closing of the title. Last-minute serious repairs often result in significant costs being passed on to the buyer due to the urgency of closing and finalizing the purchase.
- The best course of action is to delay the closing until the repairs are completed and the terms are negotiated. If delaying the closing isn’t possible, ensure that sufficient funds are held in escrow to cover the repairs.
Easy To Follow Inspection Checklist
Grounds
- Check the home inspection report. Have all agreed-upon repairs been completed?
- Has there been any damage done by a large mover’s truck to the grounds or the front of the house?
- Check trees and bushes around the house. You are ensuring that no tree roots damage the driveway and that tree branches do not contact the roof. Also, check trees and bushes planted too close to the house for similar problems.
- Is there any debris left on the grounds?
- What is the condition of the fence?
- What is the condition of the driveway and sidewalk? Has there been any heavy truck damage?
- Are the retaining walls in good condition?
- What is the condition of the patio?
Exterior of The House
- Check the home inspection report. Have all agreed-upon repairs been completed?
- Doorbell – Test the doorbell.
- Front steps – Is there any damage from movers?
- Check the rear and side steps for damage.
- Inspect:
- Porch and decks
- House siding, trim, and chimney
- Roof, chimney, rain gutters
- Basement windows – Look for damage to the exterior window and frame.
Roof – Chimney – Rain Gutters
- Check the home inspection report. Have all agreed-upon repairs been completed?
- Roof condition – Look for any damaged shingles, particularly if there has been a heavy rainstorm or extreme weather since the home inspection.
- Flat roof – Look for cracks, patchwork, and standing water.
- Visibly look for any cracks or brick damage.
- Rain Gutters – Are the gutters clean and functional, and the downspouts in good condition and discharging the water at least 4 feet away from the house?
Garages and Car Ports
- Check the home inspection report. Have all agreed-upon repairs been completed?
- Free-standing garage – Inspect the exterior and roof.
- Garage roof condition – Look for any damaged shingles, particularly if there has been a heavy rainstorm or extreme weather since the home inspection.
- Vehicle garage door – Check the condition and function, and ensure you have the remote control for door operation.
- Garage condition – The garage should be broom clean, with no debris, furniture, car parts, or other items left inside.
- Garage – Check the walls, ceiling, floor, and garage entrance door to the house.
- Electrical outlets: Check them with an outlet tester.
- Electrical panel – The panel may be in the garage. Unless you’re an electrician, don’t poke around in the panel; check whether any breakers are tripped and whether they are labeled.
Kitchen
- Check the home inspection report. Have all agreed-upon repairs been completed?
- Check all appliances for function and condition.
- Dishwasher –Start at the beginning of the inspection and see if it runs through a full cycle. Usually, dishwashers leak at the end of the cycle, not at the beginning.
- Sink – Run water and check for leaks or damage to the sink or cabinet.
- Check all cabinets, drawers, counter tops, and electrical outlets.
- Inspect the walls, floor, and any tile work. Inspect the floor very carefully. It may have been damaged during the refrigerator’s move.
- Stove – Ensure all burners light and the oven is functioning properly.
- Inspect any doors and windows in the kitchen.
House Interior
- Check the home inspection report. Have all agreed-upon repairs been completed?
- Inspect all walls, floors, ceilings, and windows for damage.
- Handrails and banisters are prone to damage from non-professional movers. Check for looseness and condition.
- Inspect the floors very carefully. Often, floor damage is noted when the furniture is moved out.
- Windows and doors are very susceptible to damage. Make sure every door closes properly, and there is no window damage. Check windows for cracks and ensure that all windows can latch securely. With thermos windows, look for moisture between the panes. If moisture is detected, the window must be replaced; it can’t be repaired.
- Electrical outlets – Check all outlets for proper function using your outlet tester.
- Lights and ceiling fans – Test all lights and run all fans, and ensure you have any necessary remote controls for ceiling fans.
- Smoke detectors – Are all detectors located and in place as required by the municipality?
- Pet damage – Check the house for any signs of pet damage or odors.
Fireplace
- Check the home inspection report. Have all agreed-upon repairs been completed?
- Masonry work – Check for cracks or damage to masonry.
- Damper – Does the damper work? Most dampers are difficult to operate and require regular cleaning.
- Gas fireplace – Does the gas and flame light come on, and does the circulation fan function?
Heat and Central Air Conditioning
- Check the home inspection report. Have all agreed-upon repairs been completed?
- Summertime inspection: Test the A/C by setting the thermostat to its lowest setting. If the outside temperature is below 80°, you may be able to test the heat by turning up the thermostat.
- Winter-time inspection: If the outside temperature is below 65°, don’t test the A/C; you could cause damage.
- Winter-time inspection of A/C – We recommend obtaining a homeowner’s warranty for the A/C from the seller in case it doesn’t function properly in hot weather. Several warranty companies offer such a warranty.
Bathrooms
- Check the home inspection report. Have all agreed-upon repairs been completed?
- Electrical outlets – Test with an outlet tester to ensure proper function.
- Toilet – Is it tight to the floor, and does it flush properly?
- Hot water – Is there adequate hot water?
- Floor walls and tile work – Check for damage.
- Bathtub – Check for damage to the tub, water flow, faucets, and showerhead. If there is a Jacuzzi tub, fill it to the jet section and start the jet flow. Check every jet for function.
- Sink and cabinet – Check faucets for water flow, plumbing under the sink for leaks, and cabinets for damage.
- Shower – Check the tile work for damage and the shower head for water flow. Also, look for signs of mold in the bathroom.
- Ventilation fan – Is it functional? If window ventilation is used, does the window open and close?
- Bathroom doors – Make sure they close and lock properly.
Attic
CAUTION – Do not go into an unfloored attic. One wrong move and you could fall into the room below and get seriously injured. In reality, it’s best to rely on the home inspector and their report to detail the necessary repairs and the attic’s condition. However, if the attic is floored and you want to inspect it, the following checklist will help:
- Check the home inspection report. Have all agreed-upon repairs been completed?
- Attic area used for storage – Check whether any storage has been left in the attic.
- Insulation – Is it in good condition, or is it ripped, loose, and hanging in several areas?
- Steps, handrails, and pull-down stairs – Check for safety and condition.
- Insulation – Check for condition.
- Bathroom fan ventilation discharge point – Ensure it discharges to the exterior, not into the attic. Note: A bathroom fan that discharges into the attic over time can create mold.
- Attic wood structure – Make an inspection for damage to the wood structure, such as wood rot and water stains.
Basement
- Check the home inspection report. Have all agreed-upon repairs been completed?
- Basement moisture – Check for any moisture or water in the basement.
- Basement storage – There should be no furniture or junk left in the basement. It costs money to haul furniture and junk to the dump.
- Plumbing – Check the inspection report for any repairs that were supposed to be completed and look for any pipe leaks.
- Basement moisture – Check for signs of water intrusion or stains.
- Basement floor, walls, and ceiling – Check for cracks and water stains, and note any serious visible repairs.
- Basement steps – Are the steps and handrail safe?
- Electrical – Check the lights for loose or hanging wires.
- Basement windows and doors – Check their condition. This is a red flag area for deferred maintenance and damage.
Crawl Space
- Check the home inspection report. Have all agreed-upon repairs been completed?
- Crawl space condition – Make a visible inspection for water intrusion, wood rot, and insulation damage.
- Crawl space – It’s best to refer to the home inspection report for reported repairs and ask your attorney if the repairs were completed and certified by the seller. The crawl space area is a major concern for potential serious repairs, and it’s essential to follow up to ensure that the repairs were completed.
Structural
- Check the home inspection report. Have all agreed-upon repairs been completed?
- House exterior – Do the sides of the house appear straight and not bowed?
- Porches and decks – Do they appear level with the house and not sag or be out of square with the house?
- Roofline – Is it straight and level with the house, and not sagging?
- Windows and doors – Are the window and door frames square?
- Foundation – Look for cracks and damage.
Electrical
- Check the home inspection report. Have all agreed-upon repairs been completed?
- Lights and ceiling fans – Test as many as possible for functionality.
- Electrical walk-through inspection – It’s best to refer to the home inspection report for reported repairs and ask your attorney if the repairs were completed and certified by the seller.
Plumbing
- Check the home inspection report. Have all agreed-upon repairs been completed?
- Pipes – Visibly inspect for any leaks or corroded pipes.
- Water flow – Turn on the sink faucets on both the first and second floors to ensure adequate flow and pressure.
- Water heater – Turn on the hot water faucet to check for adequate hot water. Also, check the copper pipes at the top of the heater for heavy corrosion.
- Water heater on 2nd floor – Check for a catch pan and drain under the heater in case of a leak. A catch pan and drain can save you thousands of dollars when and if the heater leaks.
Laundry
- Check the home inspection report. Have all agreed-upon repairs been completed?
- Washer and dryer – Function test.
- Washer discharge – Ensure the washer completes a full cycle and discharges without leaks.
- Washer on 2nd floor – Check for a catch pan and drain. A catch pan and drain can save you from expensive repairs if the washer leaks.
- Laundry sink – Check the faucets for water flow and inspect the area under the sink for any leaks.
- Electrical outlet – Ensure it’s a three-prong, grounded outlet.
- Dryer – Does it reach the proper heat setting, and does the front door latch securely?
- Dryer vent: Is it functional, or crushed behind the dryer? Additionally, if the dryer vent pipe is made of plastic, it’s advisable to upgrade to a metal one for safety reasons.
