Prior to the closing, usually the night before or the morning of, a final walk-through  will be scheduled.  Your broker will set up a time for you to go through the property to inspect it.  

What Condition Should the Property Be In?

    The sellers should be completely moved out. All furniture, possessions and debris should be out of the property and off of the grounds.  You do not want to be left with an old sofa that the sellers did not feel like moving.

    Any repairs that were specified in the purchase and sale agreement should be done.  You should go through the list and inspect each repair.  For some items, such as electrical work or service to the heating system, the seller should provide you with paper work or invoices proving that the repairs were not only made, but done by professionals in the business of working on these systems.

     If the heating system was not working properly during your inspection and this was a repair that was agreed to, run the system to make sure that it is working.  Inspect all items that can be physically seen and insist on paperwork for those that cannot be.  

     If the agreement states that the refrigerator, washer, dryer, window treatments or any other items should be included, make sure that these were, in fact, left behind.  Everything that was functioning at the home inspection should still be in good working order.  

     Sometimes a mishap or accident can happen during the course of the seller's move out.  Their moving company could bash a furniture item and put a whole or dent in the wall.  There may be stains in the carpeting that were clearly not there during the home inspection.  Accidents can happen,  but you should be compensated for them.

    What is the Remedy for an Unsuccessful Walk-through?

    If repairs are not made, furniture is left behind or there is damage to the property,  you can ask for a "hold-back" from the proceeds of the seller's funds.  A typical amount for a situation like this is $1,000 with the understanding that the sellers will receive the money as soon as the problem has been corrected.

    Of course, if the damage is more serious, a higher amount may be held back and this can be negotiated at the closing table.