By Melissa Gissinger
You have found the home, finished the inspection, and signed the contract, and now closing day is close. One more task remains, and it is the one buyers are most tempted to rush. A final walkthrough before closing in Florida takes less than an hour, and it can save you from surprises after the keys change hands.
Key Takeaways
- The final walkthrough is a last check that the home is in the condition you agreed to.
- It usually happens shortly before closing, so confirm the date and time with your agent early.
- Bring your contract, repair list, and a checklist so you can compare what you see to what was promised.
- If something looks off, tell your agent right away so it can be addressed before you sign.
What the Final Walkthrough Is
Think of the final walkthrough as a confirmation. Your inspection happened weeks earlier, and the walkthrough lets you verify that the home looks the way it did when you signed, apart from normal wear. It is also your chance to see that agreed repairs are finished and that the seller has moved out and left the home in the expected condition.
Timing depends on your contract. Many buyers schedule it within a day or two of closing, and some Florida contracts allow it on the day of closing itself. Your agent can confirm what your contract says and book a time that works for everyone.
What to Bring With You
- A copy of your contract and any addendums
- The repair list from your inspection and the seller's response
- A phone for photos and video of anything you want to document
- A charger or small lamp to test outlets
- A notepad or checklist so nothing gets missed
What to Check Inside the Home
Start with the items in your contract. Walk through each room and confirm that agreed repairs are done, and ask for receipts or paperwork when work was completed by a contractor. Check that fixtures, window coverings, and appliances listed in the contract are still in place and look the same as before.
Then test the basics. Turn on faucets, flush toilets, run the dishwasher, and try the garbage disposal. Switch on lights, open and close doors and windows, and test the garage door. Run the air conditioning and listen for anything unusual, since cooling matters year-round in Florida.
Items Worth Testing
- Faucets and showers, looking for steady water pressure and drainage
- Appliances such as the oven, range, refrigerator, washer, and dryer
- Air conditioning and heating, including the thermostat
- Outlets, switches, and light fixtures in each room
- Garage door openers and remotes
- Smoke detectors and exterior lighting
Florida Details Worth Noticing
Florida homes face weather that can change a property between your inspection and closing. After a heavy rain or storm, check ceilings and walls for new stains, look under sinks, and open closets to see if anything smells damp. Step outside and look at the roof line, gutters, and yard drainage.
If the home has a pool, lanai, or screened enclosure, look them over carefully as well. Make sure the pool equipment runs, the water looks clear, and the screens are in good shape. Condo and HOA buyers should also ask about shared systems and confirm their access items, like keys, fobs, and parking passes, will be ready at closing.
Outdoor Areas to Look At
- Roof edges, gutters, and downspouts
- Landscaping and drainage around the foundation
- Pool, spa, and equipment, if the home has them
- Screens, lanais, and exterior doors
- Fences, gates, and irrigation controls
- Garage and driveway condition
What to Do If Something Is Not Right
If you spot an issue, stay calm and let your agent know right away. Take photos, note what you see, and share it before you leave. Your agent can contact the seller's side and help you understand your options under your contract.
Depending on what you find, solutions may include completing a repair, adjusting terms, or adjusting the timeline. A Florida real estate attorney can explain what your contract allows. Raising concerns early gives everyone time to find a fix before closing.
Frequently Asked Questions
When should I schedule my final walkthrough?
Most buyers schedule it shortly before closing, and your contract may set a specific window. Your agent can confirm the timing and schedule the visit. Picking a time close to closing gives you the most current view of the home.
Is a final walkthrough the same as a home inspection?
No, an inspection is a detailed review by a licensed professional. A final walkthrough is your own last check to confirm that the home matches the contract and that repairs are done. You are looking at the visible condition rather than testing every system in depth.
Do I still need a final walkthrough if I am buying as-is?
Yes, it is still a valuable last look. Even when the contract is as-is, you can confirm that included items remain and that nothing changed since you signed. Your agent and attorney can explain how your contract applies.
Plan Your Final Walkthrough Before Closing in Florida with Melissa Gissinger
I work with buyers across Sarasota, Longboat Key, and Siesta Key, and I like to schedule the walkthrough early so there is plenty of time to get answers. I can share a checklist, meet you at the home, and help you document anything that needs attention.
If a final walkthrough before closing in Florida is coming up for you, connect with me, Melissa Gissinger, and we will plan each step before you get your keys.
