The Final Walk-Through in Virginia: The Walk Through Report and Agreed Upon Repairs

The Short Answer

The final walk-through happens shortly before settlement. The buyer confirms the appliances and systems work, the home is in substantially the same condition as when the contract was signed, it's free of the seller's personal belongings and trash, the items that convey are there, and any agreed repairs were done. The Walk Through Report records the result: either no repairs needed or a list of non-working items the seller will fix.

This guide is part of my series on the documents you'll sign buying or selling a home in Virginia, which walks through the main forms in the order they show up.

What Gets Checked

The form lists the common items: stove, refrigerator, dishwasher, disposal, exhaust fan, microwave, heating and cooling, lights and outlets, plumbing, water heater, electrical, smoke detectors, outside faucets, ceiling fans, garage door opener and remotes. I bring a checklist and we test each one.

If Something Isn't Working

The parties list the non-working items and the seller repairs them, subject to the repair cap in the purchase agreement. The buyer has the option to re-inspect before settlement or possession, whichever comes first.

Conveying Items and Agreed Repairs

Separate sections confirm that personal property listed as conveying in the contract is present, and that repairs agreed in the contract or the removal addendum were completed in a workmanlike manner. Ask the seller for invoices ahead of time so you aren't sorting it out at the walk-through.

If You Waived the Inspection

If the buyer waived the property inspection, a home inspector isn't permitted to do an inspection at the walk-through beyond what the contract's walk-through terms allow. The walk-through is a working-order check, not a second inspection period.

Tips for Buyers and Sellers

Buyers: schedule close to settlement, run water in every fixture, cycle the HVAC and check under sinks.

Sellers: leave the home broom-clean, remove everything that doesn't convey, and leave remotes, keys and manuals on the counter.

PCS sellers who have already left can arrange cleaning and access through me; see my PCS guides.

Frequently Asked Questions

When is the final walk-through? Usually within a few days of settlement.

Can I refuse to close after the walk-through? That's a legal question with consequences; talk to your agent and an attorney before taking that step. Most issues get resolved with repairs or an agreed fix.

What if the seller left furniture? Removing personal property and debris is part of the condition expected.

Next Steps

I attend walk-throughs with my buyers and prepare my sellers so there are no last-day surprises. Reach out to me.

This article is general information about how these documents commonly work in Virginia, not legal advice. Forms are updated from time to time and every transaction is different, so read the version you're actually given and talk with a Virginia real estate attorney about legal questions.