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The Final Walk-Through: What to Check Before You Close
Updated: 2 days ago
The final walk-through on the Central Coast is one of the last things a buyer does before closing, and one of the easiest to rush. By that point the inspections are done, the loan is approved, and everyone wants to get to the keys. A careful half hour in the house can still prevent a frustrating first week.
California's standard purchase agreement calls this step the final verification of condition. Its purpose is narrow: to confirm the home is in the condition the contract promised.
What the walk-through is, and what it is not
It is not a second inspection and not a chance to renegotiate things you already knew about. It is a check that agreed repairs were completed, that nothing new has gone wrong, and that the items included in the sale are still there. Your full home inspection happened earlier. This is the confirmation.
REPAIRS · RECEIPTS
Start with the repair list
Bring a copy of the repair agreement. Look at each item and ask for receipts or invoices from the people who did the work. If a licensed contractor was required, confirm that is who did it. A repair that looks finished is not the same as a repair that was done correctly.
SYSTEMS · APPLIANCES
Run the house
Turn things on. A quick pass through the home should include:
Every faucet and shower, checking for hot water and drainage.
Toilets, the dishwasher, and the washer if it is included.
The heating system and any air conditioning.
The range, oven, and any built-in appliances.
Garage doors, gates, and the openers that operate them.
Lights, fans, and a sampling of outlets.
MOVE-OUT · INCLUDED ITEMS
Check what stayed and what left
Moving day is hard on a house. Look for new damage to walls, floors, and door frames. Confirm that fixtures and items written into the contract are still in place, and that the seller has not left behind furniture, paint cans, or yard debris you did not agree to take on. Ask for keys, codes, remotes, and any manuals.
COASTAL · RURAL
Local details worth a second look
On the coast, check ceilings and window sills for any new water staining if it has rained since your inspection. On rural property, confirm the well pump is running and the water pressure is normal, and ask whether the septic system has been used heavily during move-out. Our post on buying a home with a well covers what to watch for.
If something is wrong
Do not sign closing documents and hope it gets sorted out later. Call your agent from the house. Depending on the issue, the fix may be a completed repair, a credit, or a short delay.
What makes sense depends on the problem and the timing, and it is much easier to resolve before closing than after. Our explainer on contingencies covers the protections that come before this point.
The walk-through is short. Treat it as the last line of the contract, not a formality.
Your next step
We attend walk-throughs with our buyers and bring a checklist tailored to the property. If you are in escrow now, or about to be, reach out and we will help you plan it. For the full picture of the closing process, see escrow on the Central Coast.
Talk With Kim & Kristen
We are Kim San Jule and Kristen Gentry, Broker Associates with Real Broker, serving San Luis Obispo County and the Central Coast. Whether you are buying, selling, or simply thinking ahead, we are glad to be a resource.
Kim San Jule · Broker Associate, DRE 01948144 · 805-345-8303 · kimsanjule@gmail.com
Kristen Gentry · Broker Associate, DRE 01968754 · 805-441-4618 · kristengentryslo@gmail.com
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