Final Walk Through
The final walk-through is an important final step before the close, because you never know when something may have happened at the property in the final stages of the sellers’ ownership. I could tell you some horror stories—and because we did the walk-through and caught these issues, we were able to turn a problem into something positive. In one case I got my buyers a $10,000 credit for new flooring, which they were leaning toward updating anyway! Got credits for a few new water heaters, too... just to name a few. But these are rare instances, and in fact, in nearly all cases, the property is as it should be, with no surprises.
That being said, assuming that the property was furnished or staged when you previously viewed it, it is helpful to brace yourself for the inevitable weaker impression the property will make on you now that it is vacant. When you walk into a room with no furniture, there will be no warmth or “homey feel,” and your eye will be immediately drawn to every kind of small flaw on the walls or to the trim or floors. It happens, and it is normal to see some of that.
There are many things I will be checking for you at the walk-through, such as verify there is hot water, appliances are working, there are no things left behind in the cabinets, etc. It is important to keep in mind, however, that the final walk-through is not another inspection and is not treated as an opportunity to further negotiate unless we encounter something very unexpected and material.
It is also helpful to know that the standard for transferring a home to a buyer is that the property shall be materially in the same condition it was when we last saw it (other than any repairs negotiated after inspection) and completely free of any remaining personal property not specifically included in the sale (this is detailed in the purchase agreement). Many sellers will go above and beyond when it comes to cleaning the property, but buyers may find there is still much to be desired. Bottom-line: The quality of different sellers’ move-out cleans can range from very good to pretty shoddy, so I always recommend my buyers be prepared to do some serious cleaning or hire their own cleaner, so their personal standards are met. You may also consider hiring a carpet cleaner. And it’s always a good idea to change the locks because you never know how many copies of the keys might be floating around out there between various neighbors, and friends and family members of prior owners. And of course I can point you toward some reliable service providers if you would like assistance on that!