The final walkthrough
Usually done within a day or two before closing. Check that agreed repairs are done, systems work, appliances and fixtures stay, there is no new damage and the property is empty or as agreed.
If something is wrong, tell your agent immediately so it can be addressed before closing.
What to test
Run water and drain, flush toilets, open and close doors and windows, test air conditioning, lights and outlets, appliances and garage doors. Look for leaks or stains.
Take photos and notes.
Closing disclosure
Your lender provides a closing disclosure with the final numbers. Compare it with your loan estimate and the contract, and ask about any differences before the day.
Review it as soon as you receive it.
What you sign
Documents typically include the closing statement, mortgage and note if you borrow, affidavits and tax forms. The title company explains them, and you may ask questions.
Bring valid ID and review everything.
Funds
Wire the exact amount to the title company in advance using verified instructions. Do not bring a personal check unless the title company tells you to.
Confirm amounts the day before.
After closing
The deed is recorded, you receive keys and your title policy follows. Set up utilities, insurance, homestead if applicable and update your address. Keep closing documents permanently.
Make a copy for your tax advisor.
Common mistakes
Skipping the walkthrough, accepting last-minute changes without review, not confirming wire details and failing to check utilities and keys.
Another mistake is leaving insurance until the last day.
Checklist
Schedule the walkthrough. Bring a checklist. Review the closing disclosure. Confirm funds. Bring ID. After closing, secure the property and update insurance.
Walkthrough checklist
Bring the contract, repair list and inspection report. Check each agreed repair, look under sinks, run the air conditioning for several minutes, test outdoor lights and sprinklers, and confirm that keys, remotes and manuals are provided. Photograph anything that looks different from the listing.
If you cannot attend
Ask your agent to do a video walkthrough with you live, or authorize a trusted inspector to check the repairs and send a report. Do not skip the step because you are far away.
Keys and possession
Confirm when you receive keys, gate codes and garage openers, and whether possession is at closing or later under the contract. Ask the seller to remove belongings and leave the home clean. Change the locks and alarm codes after you take possession.
Next step
We attend the walkthrough with you in person or by video and review the numbers with you. Lidiya Tretyak is a licensed Florida real estate agent with Douglas Elliman and speaks English, Russian and Ukrainian; the first consultation is free.
This guide is general information, not legal or tax advice. Laws and programs change — confirm details with a Florida attorney and a US tax professional.
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