When I represent a Buyer on a purchase, I do a final walk-through prior to closing with my Clients. Let me share why with you. You might have more reasons to add, and I want to hear them!

Let's talk about the most obvious reasons first, just for fun. Let's say a disaster has occurred, like the home flooded, got struck by lightening, a car ran into it, or it fell into a sinkhole. These things can happen, although unlikely, it still can. Who is the Buyer going to call when they click open the lock for the first time on their new home and discover a disaster. They will call their Agent, and they might be furious!

Secondly, when a home inspector in my area completes a home inspection, it is called a "visual inspection". It is called this for a reason, the home inspector is letting you know that he/she is only inspecting what they can see. Meaning, they are not moving furniture out of the way, not looking under rugs. A Seller could be attempting to hide a flaw, or (more likely) could have forgotten about a flaw. If you discover a whole block of carpet missing, that was hidden beneath a huge couch, I want to address this BEFORE close, when my Clients still have leverage to require the Seller to fix, or replace something that was hidden or forgotten. I have actually never had this happen, but I have heard a few stories that have stuck with me. Just to be clear, hidden defects would likely entitle a Buyer to get the repair fixed, but that might require court action. Getting it fixed prior to closing, would not.

The third, and most common reason to complete a walk through before closing is for your Buyer's satisfaction of repairs. Let's say that during an inspection period, my Buyer negotiated repairs being completed. Some repairs are simple enough they can be done by anyone, a homeowner, a handyman, a licensed contractor. For a fee, the Buyer's Home Inspector will revisit the site to confirm the repairs were done properly, and that he/she is satisfied with them, (typically done when repairs completed by a homeowner, or an unlicensed party) In the event the Buyer does not want to pay a home inspector, they may opt to go take a look at the repairs themselves. Regardless, a walk through to confirm repairs are done to your Buyer's satisfaction is crucial. The only time it is less than crucial, is if the Seller hired professionals to complete all of the required repairs, and they gave me paid receipts indicating the work completed.

Even if I have been provided with a contractors confirmation that all work has been completed in writing, I still do a final walk-through prior to closing. If the Buyer says no, I have them put that in writing because I don't want to get a furious call from them after closing. No sir-e-bob! No one will pay the price more than a Buyer's Agent if a Buyer is upset by their findings when they visit their new home for the first time.

Before closing, the Buyer still has leverage to get things done to their satisfaction by threatening to delay the close, or asking the Seller to pay for a repair. After closing, after the buyer has removed all conditions of sale, the buyer has no negotiating power. so, I say YES to a final walk-through, don't you?