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Timing the Final Walk-through
Dear Phyllis,
After a long search, we finally found the home of our dreams and are under contract to buy it. One thing that really doesn’t make sense is the final walk-through. Our Realtor explained that it is typically about five days before we close. But what if everything is fine at that time, but when the owner moves, they or the movers cause some damage? Our Realtor told us that we can’t really wait for the day they close because of the mechanics of escrow. Is that really true? Susan
Dear Susan,
The purpose of the final walk-through is to verify that the property is in essentially the same condition as on the date you contracted to purchase. If the seller agreed to make repairs, you can verify that the work was completed properly during the final walk-through. You should also request copies of any paid invoices for your records.
If you pay cash, you could theoretically walk through the property and hand the seller a check. However, when you finance the purchase, the lender funds the loan, and the county records the deed. This officially transfers ownership—on the next business day. The recording process can make the closing timeline even more confusing because title companies rotate their recording positions. One day, Title Company A may record first at 8:00 a.m.; the next day, it may move to second, third, and so on before returning to the first position. As a result, while you may know your closing date, the exact time of closing depends on that recording schedule.
From the seller’s perspective, the situation can be just as challenging. Most sellers do not want to load their belongings into a moving van and wait for the buyer’s final approval before leaving. Both parties face legitimate concerns, which is why real estate professionals work hard to keep negotiations and interactions as smooth and civil as possible. If the seller or movers cause any damage before closing, your Realtor can help you address and resolve the issue.
